Sell in Akron with Meydomo

Residential Property Disclosure Form

Ohio law (Ohio Rev. Code §5302.30) mandates that sellers of residential real estate (1–4 units) provide a completed **Residential Property Disclosure Form** to prospective buyers **prior to entering into a contract**. This is a comprehensive form (prescribed by the Ohio Department of Commerce) where sellers answer questions about the condition of various aspects of the property: basement, roof, mechanicals, presence of water intrusion, structural issues, termites, environmental hazards, encroachments, zoning violations, etc. If a seller fails to provide the disclosure form on time, the buyer has the right to rescind the contract *before closing* (within 30 days of contract or 3 days after receiving the form, whichever is earlier). Exceptions: some transfers (estate fiduciary sales, new construction, foreclosures) are exempt from the form, though even then general fraud principles apply. The seller must update the form if anything changes materially before closing. Also note, Ohio separately requires disclosure if the property is in a recorded agricultural district (a notice about potential farm operations), typically delivered via a form addendum.

• Ohio Rev. Code §5302.30:contentReference[oaicite:181]{index=181}

MLS Standards

Ohio has several MLSs (MLS Now in NE Ohio, Columbus Realtors MLS, Cincinnati MLS, etc.). MLS rules require a listing agreement, and the Clear Cooperation policy is followed. MLS entries usually have checkboxes or fields indicating if the seller’s disclosure form is on file – and many agents upload the filled Ohio disclosure form as an attachment for other agents to see. In northeast Ohio, MLS Now also provides a library of city POS inspection forms, and agents will often note in broker remarks “City POS inspection required, buyer to assume violations” if applicable. Fair housing compliance in MLS remarks is strictly enforced. Because of the prevalence of POS escrow requirements, sometimes agents include notes like “Buyer responsible for POS escrow of $X” in the MLS so it’s clear in advance. The MLS will fine for failure to update statuses (contingent, pending) on time, and for not including a primary photo. In certain markets (like Columbus), the MLS requires front exterior photo *without* agent signage visible (to avoid self-promotion). Also, Columbus MLS rules require listing if the home has a well or septic in the MLS fields, which ties into needing to disclose that on the state form and via required county health inspections at transfer.

• MLS Now Rules
• Columbus MLS Rules

Lead-Based Paint Hazard Disclosure

Federal law (Residential Lead-Based Paint Hazard Reduction Act of 1992) requires sellers of residential properties built before 1978 to disclose any known lead-based paint or hazards and provide the EPA’s “Protect Your Family From Lead” pamphlet. Buyers get a 10-day period to test for lead unless they waive it.

• 42 U.S.C. 4852d
• 24 CFR 35

Fair Housing Act (No Discriminatory Advertising)

Under federal (and Ohio) law, home sale advertisements must not indicate any preference or limitation based on protected classes. Ads saying things like 'no children,' 'ideal for Christian family,' etc., are illegal. Ohio’s civil rights law mirrors the federal Fair Housing Act regarding advertising.

• 42 U.S.C. §3604(c)
• Ohio Rev. Code §4112.02(H)