Thinking about selling your Randolph home and wondering what you have to disclose? You’re not alone. Clear, timely disclosures help you build trust with buyers and avoid surprises that can derail a sale. In this guide, you’ll learn what New Jersey expects, how local Randolph factors come into play, what documents to gather, and when to deliver everything so your closing stays on track. Let’s dive in.
What New Jersey requires
New Jersey sellers of most residential properties complete a written disclosure called a Property Condition Disclosure Statement (PCDS). You disclose what you know about the home’s condition and any material defects. The duty is about known issues; you are not required to do an exhaustive inspection to find unknown problems. That said, failing to disclose known defects can create legal and financial risk.
Certain transfers are commonly exempt, such as some foreclosure or court-ordered sales, some transfers between co-owners, and some new-construction sales. If you are unsure about your situation, discuss it with your attorney. For homes built before 1978, federal law requires a separate lead-based paint disclosure and any available records.
Local rules can affect what you provide. Smoke and carbon monoxide detector compliance, certificates tied to permits or occupancy, and septic or well documentation can all be part of your sale. In Randolph and Morris County, plan ahead so you can meet any township or county requirements on time.
What buyers expect in Randolph
Buyers in our area expect a thorough, plain-English PCDS plus supporting documents. Be ready to cover these categories:
Structural and major systems
- Roof age, leaks, repairs, and replacements.
- Foundation cracks, settling, water intrusion, or past structural work.
- Walls, floors, or ceilings with damage; any dampness or mold you know about.
- Additions or renovations, including whether permits and certificates were obtained.
Mechanical systems
- Heating and cooling ages, service history, and known defects.
- Electrical issues, service upgrades, and any older wiring types you know about.
- Plumbing leaks, water pressure concerns, sump pumps, or ejector pumps.
Water, sewer, and drainage
- Public sewer or private septic, system location, pumping and inspection history, and known problems.
- Public water or private well, any test results and maintenance history.
- Flooding or drainage history on the lot, including repeated water intrusion or known FEMA flood zone status.
Environmental and hazardous items
- Asbestos, underground oil tanks, prior removals, radon testing results if available, and any mold remediation history.
- Known environmental issues or proximity to sites that you are aware of.
Legal and municipal
- Zoning or building-code violations, open permits, and certificate of occupancy status for major work.
- Boundary disputes, easements, homeowners association obligations, or pending assessments.
Insurance, pests, and other items
- Past insurance claims for water, fire, wind, or flood, including dates and types.
- Termite or other infestations, treatment history, and any active warranties.
- Included appliances and any transferable warranties.
Local note: Randolph’s varied topography means basement water and drainage history can be important to buyers. Also, some properties in Morris County use private septic or wells. Clarify your home’s setup early so buyers feel confident about what they are purchasing.
Documents to gather before listing
Create a simple folder you can share digitally and in print. Label files with your property address and dates so everyone can find what they need quickly.
Completed PCDS (draft and final).
Lead-based paint disclosure and records for pre-1978 homes.
Building permits, approvals, and certificates of occupancy for additions or finished spaces.
Most recent survey or plot plan.
Septic pumping and inspection records; well test results if applicable.
Any recent home inspection reports, termite reports, and repair invoices.
Warranties and manuals for roof, HVAC, water heater, and major appliances.
Service records for HVAC, chimney, sump pump, and similar systems.
Receipts and contracts for significant repairs or renovations.
Homeowners insurance declarations and any claim history summaries you have.
HOA bylaws, rules, budgets, and pending assessments, if applicable.
Recent property tax bills and typical utility costs.
Any notices of municipal violations or copies of open/closed permits.
Pro tip: Consider a one-page property fact sheet with key dates for roof, HVAC, water heater, septic service, and major repairs. It helps buyers and underwriters move faster.
When to deliver disclosures in New Jersey
Disclosures are most effective when delivered early. Sellers commonly provide the PCDS with pre-listing materials or when an offer is made so buyers can review it before or during attorney review.
- Attorney review: New Jersey contracts often include an attorney review period. A common practice is 3 business days, though your contract can set a different period.
- Inspection period: Buyers typically complete inspections within 7 to 14 days after contract unless otherwise agreed. You may receive repair requests or credit requests.
- Appraisal and mortgage: Lender appraisal and underwriting usually take several weeks. Expect 30 to 45 days or longer for financed buyers, depending on conditions.
- Closing: Many New Jersey closings occur 30 to 60 days after contract. Cash deals can move faster if title and municipal items are clear.
The best way to avoid delays is to deliver a complete PCDS and supporting documents as early as possible, respond quickly to requests, and address known issues ahead of time.
Pre-listing checklist
- Complete a draft PCDS and review it for accuracy.
- Gather permits, COs, surveys, appliance manuals, warranties, and past inspection reports.
- If your home predates 1978, prepare the federal lead disclosure and any remediation records.
- Check Randolph Township records for open permits or code items; start curing issues early.
- Confirm if you are on sewer or septic and whether you have a private well. Pull recent service or test records.
- Review flood zone status and assemble any flood insurance claim history you have.
- Test smoke and carbon monoxide detectors; organize receipts or certifications if recent.
- Consider a pre-listing inspection to identify small fixes before buyers inspect.
During contract and inspections
- Deliver the completed PCDS and a document index to the buyer and attorneys early.
- Provide requested documents promptly, such as permits, surveys, and invoices.
- When repair requests come in, obtain estimates from licensed contractors before you negotiate.
- If records are missing, contact the Randolph Township building department or other agencies to retrieve official copies.
Closing preparation
- Obtain payoff figures for any mortgages or liens.
- Complete agreed repairs and keep final invoices and permits on file.
- Coordinate with your attorney on deed preparation and closing documents.
- Set final meter readings, coordinate utility transfers, and plan insurance cancellation or transfer for the day of closing.
Avoid common pitfalls
A little preparation goes a long way. Address these items early to reduce risk and protect your timeline.
- Missing or incomplete permits for additions or finished basements. Resolve or document them before contract when possible.
- Septic or well issues that were not tested or disclosed. Order tests and collect records early so there are no surprises.
- Water intrusion or mold history without documentation. Keep remediation reports and warranties together and ready to share.
- Lead-based paint disclosure gaps on pre-1978 homes. Complete the federal form and include any records.
- Late delivery of the PCDS. Providing it early helps prevent delays and buyer concerns during attorney review.
Local verification and contacts
Every home is different. If you need to verify details, these local and state resources are useful:
- Randolph Township Building Department for permits, certificates, and code questions.
- Morris County Health Department for septic and well guidance.
- FEMA Flood Map Service Center to check flood zone status.
- New Jersey Department of Environmental Protection for environmental and radon information.
- EPA/HUD lead-based paint disclosure materials for pre-1978 homes.
- Official New Jersey state guidance on residential property condition disclosures.
Ready to move forward?
If you organize your disclosures and documents early, you set yourself up for a smoother sale, cleaner negotiations, and fewer delays. Our team helps Randolph sellers prepare smartly, present confidently, and close on time with clear communication from start to finish.
Have questions about your specific home or timing? Connect with The Tucker Team to map out your plan.
FAQs
What is the New Jersey Property Condition Disclosure Statement?
- It is a written form most residential sellers complete to disclose known material defects and key property conditions so buyers can make informed decisions.
Do I need a pre-listing inspection before I fill out the PCDS?
- No; the duty is to disclose what you know, but a pre-listing inspection can help you find and fix smaller issues before buyers inspect.
What should Randolph owners of pre-1978 homes disclose about lead?
- You must provide the federal lead-based paint disclosure and share any available inspection or remediation records related to lead hazards.
When do I give buyers my disclosures in a New Jersey sale?
- Best practice is to deliver the PCDS early, ideally with pre-listing materials or at offer, so buyers can review it before or during attorney review and inspections.
How do septic or well systems affect my Randolph disclosure?
- If your property uses a septic or private well, disclose system details, service and test history, and any known issues; provide related records to reduce delays.
What if I find a new issue after going under contract?
- Update the buyer and attorneys promptly and provide documentation; timely communication helps manage repair negotiations and protect your closing timeline.
Does Randolph require any local certificates or inspections?
- Local practices can include safety device compliance and permits or certificates tied to past work; check township and county requirements early in your process.
