Seller real property disclosures are a serious subject. In Florida, there is a form sellers can fill out, but it is not mandatory. A seller can choose not to use it. This sometimes surprises buyers. But it does not always signal a hidden problem.
Buying a home is exciting. It can also feel overwhelming when a seller chooses not to provide a written property disclosure. That’s normal. Many sellers are simply cautious about paperwork or unsure about what they must report.
Still, buyers should stay alert and take a few smart steps to protect themselves.
Let’s look at what you can do with confidence and peace of mind.
✅ Step 1: Ask Questions in Writing
Even if there is no disclosure form, you can still ask questions such as:
Has the roof leaked while you owned the home?
Have you had plumbing or electrical repairs?
Has the home ever taken water or experienced flooding?
Were permits pulled for renovations?
Ask by email or text. Written questions create a record.
🧰 Step 2: Get a Professional Home Inspection
An inspector works for you and can uncover issues that are not obvious.
Inspections review:
Roof
Structure
Electrical system
Plumbing system
HVAC
Windows and doors
If concerns arise, hire specialists to dig deeper.
📄 Step 3: Look Up Public Records and Permits
Local permitting websites show if past work was done properly. You may also learn whether repairs were permitted or inspected.
Insurance claim history can reveal storm or water events.
🌊 Step 4: Check Flood and Insurance Information
In the Florida Keys, flood risk matters. Ask for:
Flood zone status
Past flood history, if known
Current insurance costs
Elevation certificates
These records help fill in the picture.
📝 Step 5: Use an Inspection Contingency
This protects you. If the inspection finds serious issues, you can cancel or renegotiate terms.
A contingency acts as a safety net when disclosure is limited.
🤝 Step 6: Lean on Your Realtor
A buyer’s agent can:
Help draft clear questions
Review inspection findings
Recommend protective contract wording
Keep emotions in check
Remember, a lack of written disclosure does not automatically mean the seller is hiding something.
💬 Final Thought
Stay curious. Ask questions. Do inspections. Review records.
With careful due diligence and guidance, you can make a confident decision and enjoy the excitement of buying your Keys home.
