Appendix A: Residential Property Condition Disclosure
Complete guide to Oklahoma's comprehensive property disclosure form
When to Use Appendix A
Use Appendix A if you:
- Currently live in or have ever lived in the property
- Have actual knowledge of the property's condition
- Are aware of any defects, repairs, or issues with the property
- Have maintained or made improvements to the property
This is the standard disclosure form used in most residential sales
If you have lived in the property or have knowledge of its condition, Oklahoma law requires you to complete Appendix A truthfully and completely.
Need Help with Specific Sections?
We've created a detailed section-by-section guide that explains every item on the disclosure form with examples and guidance.
View Section-by-Section GuideHow to Answer the Questions
Each question on Appendix A has three possible answers:
NO
You have checked the item/system and are not aware of any problems or defects
YES
You are aware of a defect, problem, or malfunction with this item/system
UNKNOWN
You have no knowledge about this item/system or its condition
Important: Answer "YES" requires explanation
If you answer "YES" to any question, you must provide a detailed explanation in Appendix B describing the nature of the problem, when it occurred, and any repairs that have been made.
Understanding the Disclosure Categories
Appendix A is organized into sections covering different aspects of your property:
Structural Systems & Components
Roof
Questions about your roof's condition, age, leaks, and structural integrity.
- Do you know the approximate age of the roof?
- Is there any past or current leakage?
- Are you aware of any needed repairs?
Foundation, Basement & Crawl Space
Disclosure of structural issues that could affect the home's stability.
- Any cracks, settling, or movement in the foundation?
- Water seepage, dampness, or standing water?
- Past or present drainage problems?
Walls, Ceilings & Floors
Interior structural components and finishes.
- Cracks, water damage, or sagging?
- Past repairs to walls or ceilings?
- Floor problems or unevenness?
Windows & Doors
Condition and operation of windows and doors.
- Do all windows and doors operate properly?
- Any broken glass or damaged frames?
- Issues with locks or weather sealing?
Mechanical Systems
Heating & Air Conditioning
HVAC systems are critical for home comfort and can be expensive to replace.
- Central Heating: Type (gas, electric, heat pump), age, and condition
- Central Air Conditioning: Type, age, and known problems
- Heating System Type: Forced air, radiant, baseboard, etc.
- Window/Wall AC Units: Number and condition
- Humidifier: Built-in or portable, condition
- Attic Fan: Operational status
Plumbing System
Water supply, drainage, and sewage systems.
- Plumbing: Leaks, pressure problems, pipe material
- Water Heater: Age, capacity, type (tank/tankless)
- Sewer System: Public sewer vs. septic system
- Sump Pump: If applicable, condition and age
- Water Softener: Owned vs. leased, condition
- Water Purifier: Type and condition
Electrical System
Electrical panel, wiring, and circuit capacity.
- Service amperage (100, 150, 200 amp)
- Type of wiring (copper, aluminum)
- Any overloaded circuits or recurring breaker trips?
- Properly grounded outlets throughout?
Gas Systems
Natural gas or propane supply and distribution.
- Gas Supply: Natural gas, propane, or none
- Propane Tank: If applicable, owned vs. leased
- Any gas leaks or pressure problems?
Appliances & Fixtures
Included Appliances
Appliances that will remain with the property and their condition.
- Built-in dishwasher, range/oven, microwave
- Refrigerator (if included in sale)
- Washer and dryer (if included)
- Garage door opener and remotes
- All items functioning properly?
Fireplaces
Type, condition, and safety of fireplace systems.
- Wood burning, gas logs, or decorative only?
- When was chimney last cleaned/inspected?
- Proper draft and ventilation?
Ceiling Fans & Other Fixtures
Attached fixtures that convey with the property.
- Number and location of ceiling fans
- All fans operational and secure?
- Built-in speakers, intercoms, or other systems
Outdoor Features & Site Conditions
Pool & Spa Equipment
Swimming pools, hot tubs, and associated equipment.
- Pool Equipment: Pump, filter, heater condition
- Hot Tub/Spa: Operational status and age
- Any leaks or equipment malfunctions?
- Pool surface condition and necessary repairs
Sprinkler System
Underground irrigation and lawn watering systems.
- Automatic vs. manual operation
- Number of zones
- Any broken heads or zone problems?
- Controller/timer functionality
Drainage & Grading
Water management and lot drainage.
- Proper slope away from foundation?
- Standing water or drainage issues?
- French drains or other drainage systems
Environmental & Legal Disclosures
Environmental Hazards
Required disclosure of hazardous materials and conditions.
- Lead-based paint (pre-1978 homes)
- Asbestos-containing materials
- Radon gas testing and results
- Mold or mildew problems
- Underground storage tanks
- Previous flood damage
Insurance & Claims
Past insurance claims can affect future insurability.
- Any insurance claims in the past 5 years?
- Type of claim (storm, water, fire, liability)
- Was claim paid and were repairs completed?
Legal & Boundary Issues
Property lines, easements, and legal disputes.
- Boundary disputes with neighbors?
- Easements or shared driveways?
- Any zoning or code violations?
- Unpermitted additions or modifications?
Special Conditions & Occupancy
Seller Occupancy
Critical information about your relationship to the property.
- Owner-Occupied: You currently live in the property
- Tenant-Occupied: Property is rented to tenants
- Vacant: Property is unoccupied
- Investment Property: Never occupied by seller
HOA & Restrictions
Homeowners associations and deed restrictions.
- Subject to HOA? Monthly/annual fees?
- Any pending special assessments?
- HOA violations or disputes?
- Deed restrictions or covenants?
Common Questions
What if I fixed a problem that existed before?
You should still answer "YES" and explain in Appendix B that the issue existed, what was done to fix it, when repairs were made, and who did the work. Include receipts or documentation if available.
Should I answer "Unknown" or pay for an inspection?
"Unknown" is a valid answer when you genuinely don't know. You are not required to inspect or test systems to complete the disclosure. However, you cannot use "Unknown" to hide known problems.
What happens if I answer "YES" to many questions?
Being honest about issues doesn't mean your home won't sell. Buyers expect some maintenance needs, especially in older homes. Full disclosure protects you legally and helps buyers make informed decisions. Price your home accordingly.
Can I update my disclosure if I discover something new?
Yes, and you must. If you discover new defects or problems before closing, you have a legal duty to amend your disclosure and inform the buyer immediately.
Best Practices for Completing Appendix A
- •Take your time: Set aside 30-60 minutes to complete the form carefully
- •Walk through your home: Physically check systems as you answer questions
- •Gather documentation: Have repair receipts, inspection reports, and warranties handy
- •Be specific in explanations: Include dates, contractors, and scope of work
- •When in doubt, disclose: Over-disclosure is better than under-disclosure
- •Have co-owners review: If multiple owners, review together to ensure completeness
Need Help?
If you have questions about specific disclosure items or need guidance on how to answer, we're here to help.