What Inspections and Disclosures Are Required (and Recommended) When Selling Your Home in North Carolina?

If you’re preparing to sell your home in the Fort Liberty/Fayetteville region—or anywhere in North Carolina—one of the most important steps is understanding what inspections and disclosures you’re responsible for. These aren’t just paperwork tasks; they protect you legally, build trust with buyers, and help prevent issues that could delay or jeopardize closing.

Let’s break it all down clearly so you can move forward with confidence.

Required Seller Disclosures in North Carolina

In North Carolina, sellers are required to provide certain disclosures to buyers. Here are the big ones:

1. Residential Property and Owners’ Association Disclosure Statement (RPOADS) – REQUIRED

This is the main disclosure form every seller must complete unless you qualify for an exemption (such as estate sales or some new construction).

You’ll answer questions about:

• Condition of your plumbing, roof, HVAC, electrical

• Water intrusion or drainage issues

• Flooring, foundation, structural issues

• HOA information (if applicable)

• Environmental concerns (like asbestos or radon)

• Leased items (solar panels, security systems, propane tanks, etc.)

Important: You can choose “No Representation” on any item, meaning you are not claiming knowledge—but honesty is always the best approach when you do know.

2. Mineral, Oil, and Gas Rights Mandatory Disclosure (MOG) – REQUIRED

This separate disclosure asks whether you have:

• Severed mineral rights

• Sold or leased oil or gas rights

• Any agreements tied to energy extraction

Most sellers simply select that rights have not been severed—but the form must be completed.

3. Lead-Based Paint Disclosure (Homes Built Before 1978) – REQUIRED

If your home was built before 1978, federal law requires you to:

• Provide a lead-based paint disclosure

• Give buyers the EPA pamphlet (“Protect Your Family from Lead in Your Home”)

• Disclose any known lead hazards or testing

This applies even if you have zero knowledge of existing lead paint.

Optional (But Highly Recommended) Seller Inspections

While North Carolina does NOT require sellers to conduct inspections before listing, completing certain inspections ahead of time can prevent surprises during due diligence.

Here are the recommended ones:

1. Pre-Listing Home Inspection – RECOMMENDED

This gives you a clear picture of what buyers and inspectors will find.

It helps you:

• Set a realistic price

• Decide which repairs are worth doing

• Avoid renegotiation after a buyer inspection

• Build buyer confidence

Sellers who do this typically have smoother transactions with fewer delays.

2. Termite / Wood-Destroying Insect Report (WDIR) – RECOMMENDED

Termites are common in North Carolina due to moisture and soil conditions.

Even if buyers order their own inspection, having one ahead of time:

• Identifies issues early

• Allows you to treat problems before listing

• Eliminates costly surprises during negotiations

3. Septic Inspection & Pumping (If Applicable) – RECOMMENDED

If your home uses a septic system:

• Pumping every 3–5 years is standard

• A failing septic system can derail a sale

• A pre-listing inspection protects you from major repair negotiations

4. Well Inspection (If Applicable) – RECOMMENDED

For homes with private wells, testing water quality and flow rate is advisable.

Buyers often expect this anyway. Getting ahead of it avoids delays.

5. Roof Inspection – OPTIONAL BUT USEFUL

Especially helpful for older roofs or if you suspect minor issues.

A clean roof report gives buyers confidence, especially VA buyers (whose appraisers often flag roof concerns).

6. HVAC Service – OPTIONAL

A simple tune-up report can reassure buyers that the system is in working order.

Why Inspections and Disclosures Matter

✔ They protect you from liability

Being transparent reduces the risk of legal issues after closing.

✔ They help buyers feel confident

More confidence = faster offers + stronger offers.

✔ They prevent renegotiation

Most contracts fall apart during due diligence. Fewer surprises = a smoother, faster sale.

✔ VA and FHA buyers especially rely on clear condition info

Poor conditions or missing disclosures can cause delays or loan denials.

Frequently Asked Questions (FAQ)

1. Do I have to fix anything the buyer’s inspection finds?

No. In North Carolina, buyers request repairs—but you can negotiate, decline, or credit them toward closing costs. Repairs are always optional.

2. What happens if I mark “No Representation” on the disclosure?

It means you’re choosing not to disclose knowledge. This is allowed, but not if you are intentionally hiding known issues. Honesty = safer, cleaner closing.

3. Do investors care about disclosures?

Most investors buy as-is and don’t require repairs. But the disclosure forms are still required, even for cash buyers.

4. What if I truly don’t know the condition of something?

“No Representation” is acceptable. For example: If you’ve never climbed in the attic, you can’t speak to insulation or rafters.

5. Should I do a pre-listing inspection?

If your home is older, has deferred maintenance, or you want a smoother sale, yes—it's often worth it. I’ll help you decide based on your goals.

6. What if something comes up that I didn’t know about?

If a buyer’s inspection reveals a new issue, you must update the disclosure if the contract cancels and the home goes back on the market.

7. Can I sell my home as-is without providing disclosures?

You can sell as-is, but you still must complete the required disclosures. “As-is” simply means you’re not agreeing to make repairs.

Whether you’re selling a move-in-ready home or a property that needs work, the right inspections and disclosures will protect your sale and keep things running smoothly. I’ll guide you through every form and help you decide which inspections actually benefit your situation.

Ready to make your move? I’ll help you craft a smart, competitive offer that aligns with your goals. Call or text me at 910-916-9315, or visit closewithcassienc.com to start your home search today. Close with Cassie – where service meets strategy.