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Understanding New York's Enhanced Property Condition Disclosure Act Amendments






In the dynamic realm of New York real estate, transparency serves as the bedrock of trust between buyers and sellers. The recent amendments to the Property Condition Disclosure Act (PCDA) have brought about substantial changes, particularly for sellers, with the aim of fortifying transparency in property transactions. Effective March 2024, these amendments have expanded the scope of disclosure requirements while also delineating certain exclusions. Let's delve into the key facets of these changes and their implications for stakeholders in the real estate market.


Enhanced Disclosure Requirements: The amendments to the PCDA have elevated the disclosure requirements for sellers, aiming to furnish prospective buyers with comprehensive insights into the condition of the property under consideration. Among the expanded areas of disclosure are:

  1. Environmental Hazards: Sellers are mandated to divulge information concerning environmental hazards, encompassing lead-based paint, asbestos, radon, and other potentially harmful substances present on the property.

  2. Structural Defects: Any known structural defects, ranging from foundation issues to roof damage and plumbing/electrical concerns, must be transparently disclosed to potential buyers.

  3. Pest Infestations: Sellers must disclose any history of pest infestations, including termites, rodents, or bed bugs, along with details of any treatments or repairs undertaken to mitigate these issues.

  4. Previous Repairs and Renovations: Sellers are obligated to disclose details of past repairs or renovations, including permits obtained and contractors hired, to provide buyers with a comprehensive understanding of the property's maintenance history.

  5. Property Violations: Any outstanding building code violations or notices of violation issued by relevant authorities must be disclosed by the seller to ensure full transparency.

  6. Material Facts: Sellers are required to disclose any other material facts that may impact the value or desirability of the property, empowering buyers to make well-informed decisions.

Exclusions to the New Rules: Despite the broadened disclosure requirements, certain exclusions exist under the amended PCDA. These exclusions include:

  1. Transfers by Executors, Administrators, Trustees, or Guardians: Property transfers executed by executors, administrators, trustees, or guardians as part of their fiduciary duties are exempt from the enhanced disclosure requirements.

  2. Transfers between Spouses or Former Spouses: Transfers of property between spouses or former spouses, including transfers made pursuant to divorce or separation agreements, are also exempt from the augmented disclosure obligations.

  3. Transfers Resulting from Foreclosure or Tax Sales: Property transfers resulting from foreclosure proceedings or tax sales are exempt from the expanded disclosure requirements under the amended PCDA.

Implications: For sellers, compliance with the enhanced disclosure requirements is paramount to ensure adherence to the amended PCDA and maintain integrity in property transactions. Buyers, armed with comprehensive information, can make informed decisions and negotiate with confidence, bolstering transparency and equity in the real estate market.


Conclusion: The recent amendments to the New York's Property Condition Disclosure Act are an attempt to provide greater transparency and accountability in real estate transactions. Buyers should not, however, forego their own inspection and diligence and the Property Condition Statement disclosures should be only a piece of the decision-making process. Sellers should provide truthful responses, but the exceptions provided may provide yet another reason homeowners should consider putting their house in a revocable trust.

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