Selling a home in Indiana isn’t just about pricing, prepping, and negotiating — it also means legally disclosing certain information to buyers. And in 2025, buyers expect more clarity and transparency than ever.

Indiana’s Seller’s Residential Real Estate Sales Disclosure (commonly just called the seller disclosure form) is required for nearly every home sale, and missing key items can open you up to legal exposure long after closing.

If you're planning to sell in 2025, here’s exactly what you must disclose, what’s changed, and how to protect yourself throughout the process.

What Is the Indiana Seller Disclosure Form?

Indiana law requires sellers of most residential properties to complete a Seller’s Residential Real Estate Sales Disclosure, which outlines what you know about your home’s condition.

This isn’t a warranty — it’s a transparency document. The key word is known. You’re not required to investigate, test, or open walls. But you are responsible for truthfully reporting any issues you’re aware of.

The form must be given to buyers before they submit an offer or as soon as reasonably possible afterward. Buyers can withdraw their offer if they receive the disclosure late or if new defects are revealed later.

Who Must Complete a Seller Disclosure in Indiana?

Most residential sellers are required to provide the form, including:

• Single-family homes

• Condos

• Townhomes

• 2–4 unit properties

• Estate sales (with limited exceptions)

• FSBO sellers

Sellers who are exempt typically include:

• Court-ordered sales

• REO/bank-owned properties

• Certain transfers between family members

If you’re not sure whether you’re exempt, assume you aren’t — most Indiana sellers must complete it.

What You Must Disclose in Indiana in 2025

While the form has stayed relatively consistent, here are the major categories you’re legally required to address.

1. Structural Issues

You must disclose any known problems with:

• Foundation

• Basement or crawlspace

• Floors, walls, ceilings

• Roof or attic

• Windows or doors

Even long-past issues (like a basement leak from five years ago) should be listed if you’re aware of them.

2. Mechanical Systems

You’ll need to report the condition of:

• Electrical systems

• Plumbing

• HVAC (heating/cooling)

• Water heater

• Sump pump

• Water softeners

If a system is outdated or has had repeated repairs, disclose it.

3. Environmental Concerns

Indiana requires disclosure of known environmental hazards, including:

• Mold

• Radon

• Asbestos

• Lead paint (federal requirement for homes built before 1978)

• Meth contamination

• Contaminated soil or groundwater

Even if you’ve mitigated these issues, you still need to reference the history.

4. Water & Sewage Systems

You must disclose:

• Septic system type and age

• Sewer connection issues

• Water supply source (city vs. well)

• Any past backups, slow drains, or flooding issues

These items often come up during inspections, so clear disclosure builds trust early.

5. Home Improvements & Permits

If you’ve completed major improvements — additions, electrical updates, foundation work, roof replacement — you must note:

• What was done

• When

• Whether permits were pulled (if required)

Buyers often cross-check these items against public records.

6. Property Boundaries & HOA

You are required to disclose:

• Boundary disputes

• Encroachments

• Survey issues

• HOA dues, rules, and upcoming assessments

HOA surprises? Big problem. Disclose everything upfront.

What’s New or Trending for 2025 Disclosures

While the form hasn’t seen a major rewrite, certain disclosures are becoming more important in 2025:

Insurance Claim History Matters More

With rising home insurance premiums, buyers are asking more questions about past claims.
Even though Indiana doesn’t require claim history disclosure, buyers often request it — and being transparent helps avoid deal friction.

Flooding & Water Intrusion

Because central Indiana has seen more extreme rain events, buyers expect detailed info about basement moisture, grading issues, and sump pump performance.

Roof Age & Condition

Insurance companies are tightening roof age guidelines. A roof older than 15–20 years can cause premium spikes or even coverage challenges — meaning buyers will want clarity.

HVAC & Big Ticket Item Lifespan

Major system ages now influence buyer decisioning, especially with rising repair costs.

Why Proper Disclosure Protects Sellers

Many sellers fear the disclosure form will “scare away” buyers. In reality?
Being transparent protects you.

Here’s how:

• Prevents accusations of misrepresentation

• Reduces the chance of a post-closing lawsuit

• Shows buyers you’re honest and proactive

• Avoids issues during inspection renegotiations

• Makes your contract stronger and more enforceable

Incomplete disclosures are one of the top reasons Indiana deals fall apart.
Properly done, disclosures make your sale cleaner, not harder.

If you're exploring selling FSBO vs hiring an agent, see our related guide:
FSBO vs Realtor in Indianapolis — especially since FSBO sellers often under-disclose by accident.

How to Complete the Indiana Disclosure Form Correctly

Follow these best practices:

1. Answer every question honestly

If you don’t know an answer, choose “Unknown” — but don’t use it as a crutch for avoidable details.

2. Don’t guess

Guessing can lead to liability. Stick to what you know.

3. Attach explanations when needed

If you’ve repaired an issue, clarify:

• What happened

• When it occurred

• Who repaired it

• Whether it has recurred

Clarity builds trust.

4. Update the disclosure if something changes

If a new issue pops up during the listing period (e.g., sump pump fails, storm roof damage), you’re legally required to update the form.

5. Keep documentation

Invoices, permits, repair quotes, warranties — all useful for the buyer and helpful if disputes arise.

Biggest Disclosure Mistakes Indiana Sellers Make

Avoid these common errors:

• Leaving out old issues because they were “fixed years ago”

• Not mentioning insurance claims

• Forgetting roof age

• Not noting seasonal basement moisture

• Failing to disclose unpermitted renovations

• Answering “No Problems” too quickly

• Not updating the form after weather-related damage

Buyers are doing more due diligence than ever. If something will come up in inspection, disclose it now.

How Disclosures Help Your Home Sell for More

Buyers trust well-documented homes.
A clean, thorough disclosure can:

• Reduce inspection request totals

• Speed up negotiations

• Prevent buyers from backing out

• Increase perceived value

• Strengthen buyer confidence in older homes

Pairing disclosures with seasonal prep — like completing fall maintenance tasks — strengthens your listing even more. Check out our related post:
Fall Home Maintenance for Indianapolis Sellers

FAQs: Indiana Seller Disclosure 2025

Do all homes require disclosures?
Almost all residential sales require the form. A few exemptions exist but are rare.

Can I sell “as-is” without a disclosure?
No. “As-is” does not remove disclosure requirements.

What happens if I fail to disclose something important?
Buyers may terminate the contract or pursue legal remedies after closing.

Are repairs required if I disclose an issue?
No — disclosures don’t obligate repairs. They simply inform the buyer.

Can a buyer cancel after reading my disclosure?
Yes, if they receive it late or if something disclosed materially changes their decision.

Final Thoughts

Indiana’s seller disclosure form isn’t something to rush through.
It’s a legal protection tool designed to create transparency — and when done right, it sets the tone for smoother negotiations, fewer surprises, and a stronger closing process.

If you're preparing to sell in 2025, Roots Realty Co. can help you complete the disclosure correctly, prepare your home for inspection, and navigate every step from listing to closing.

Seller Resources: https://rootsrealty.co/sell/seller-resources
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