What Should I Look for on a Seller's Property Disclosure in Oklahoma?

In Oklahoma, the seller of a one- or two-unit home is required to give you either a property condition disclosure statement or a disclaimer statement before accepting your offer. Read it before you write your offer. The disclosure comes from the seller and covers what the seller knows about the home. Look for "yes" answers, anything marked "unknown," big items like structural or termite issues, and remodels that weren't permitted. The disclosure tells you what to ask about, not what to skip, and it doesn't replace your inspection.

Whether you're buying in Tulsa, Broken Arrow, Jenks, Owasso, Collinsville, Coweta, Glenpool, or Catoosa, the same state law applies.

I'm Christina Shortsleeve, a REALTOR® with REMAX Results, and I help first-time buyers across the Greater Tulsa Area buy with a clear plan.

Under Oklahoma's Residential Property Condition Disclosure Act, the seller of a one- or two-unit home must deliver either a disclosure statement or a disclaimer statement as soon as practicable, and before accepting an offer, according to the Oklahoma Real Estate Commission's forms.

• A disclosure statement is the seller's answers about the condition of the home.
• A disclaimer statement is for a seller who has never lived in the home and has no actual knowledge of any defect.

The seller usually completes the disclosure right before the home comes on the market, and you receive it before you go under contract. It can't be completed more than 180 days before you receive it. If the seller delivers it after you've made an offer, the seller can accept your offer only after you acknowledge receiving it and confirm your offer.

• "Yes" answers on past repairs, leaks, water, or other problems.
• Anything marked "unknown." It's a question to ask, or something for your inspector to look at.
• Big items, like structural or termite issues.
• Remodels that weren't permitted.

The disclosure comes from the seller and covers what the seller knows about the home. It isn't an inspection, and it doesn't replace one.

When something is listed on the disclosure, I ask about it, and it goes on your list for the inspection. My article on what a home inspection covers in Oklahoma explains what happens next.

• Skimming it. Read every page before you write your offer.
• Treating "unknown" as "no." Unknown means the seller doesn't know.
• Skipping the inspection because the disclosure looks clean.
• Not asking questions. If something is marked "yes," ask what was done and when.

Is a seller required to give a disclosure in Oklahoma?

The seller of a one- or two-unit home must give you either a disclosure statement or a disclaimer statement before accepting your offer, under Oklahoma's Residential Property Condition Disclosure Act.

What is a disclaimer statement?

A statement for a seller who has never lived in the home and has no actual knowledge of any defect.

What does "unknown" mean on a disclosure?

The seller doesn't know. Ask about it, and have your inspector look at it.

Does the disclosure replace a home inspection?

No. It's the seller's statement of what they know. Your inspection is your own look at the home.

If you're starting to think about buying, start with my page for first-time buyers in the Greater Tulsa Area. When you're ready, send me a message. I'll walk you through the Purchasing Pathway, so you know what each step looks like before you reach it, including what to look for when the disclosure comes in.

Christina Shortsleeve is a REALTOR® with REMAX Results in the Greater Tulsa Area, helping first-time buyers, homeowners ready to upgrade, and downsizers buy and sell with a clear plan. She has sold 127 homes since 2020.