Thinking about selling your Bluffton home and wondering what you must say about its condition? You are not alone. South Carolina requires most sellers to complete a property condition disclosure, and doing it well can protect you, build buyer confidence, and keep your sale on track. In this guide, you will learn what the law expects, how to time delivery, what to include, and the Bluffton-specific issues buyers look for. Let’s dive in.

What South Carolina requires

South Carolina uses a standard Residential Property Condition Disclosure Statement, often called the RPCDS. Most residential sellers must complete this form truthfully and provide it to buyers before a sale. The goal is to share your actual knowledge about your home’s condition, reduce surprises, and cut down on disputes.

There are exemptions for some transfers, such as certain court-ordered sales or transfers by fiduciaries. These are specific legal categories. If you think your situation might be exempt, speak with a South Carolina real estate attorney for guidance.

Federal lead-based paint rules also apply if your home was built before 1978. In that case, you must disclose known information about lead-based paint and provide the required federal pamphlet. This is separate from, and in addition to, the state disclosure.

When to deliver your disclosure

Best practice is simple: complete the RPCDS before you list and share it with buyers as early as possible. Many listing brokers upload it to the MLS at the time of listing so every interested buyer sees the same information. Early disclosure helps avoid confusion and can speed up negotiations.

If you complete the form and later discover something new before closing, update the buyer promptly. Keeping the disclosure current reduces your risk and keeps trust high throughout the transaction.

What the form covers

The RPCDS asks about your knowledge of the property across several key areas. Your answers should reflect what you actually know, based on your ownership and any records or reports you have.

Structure and systems

The form asks about the foundation, walls, roof, and any structural changes or repairs. It also covers HVAC, plumbing, and electrical systems. Buyers want to understand age, maintenance, and any known problems or repairs.

• Structural: settling, cracks, prior repairs, and any known defects.
• Roof: age, history of leaks, and past repairs.
• HVAC: age, service history, and any issues with heating or cooling.
• Plumbing and electrical: leaks, pipe materials, water pressure, wiring, panels, and any known code problems.

Water, sewer, and septic

You will note whether your home is on public water or a private well, and whether it uses public sewer or a septic system. If you have a septic system, disclose pump-outs, inspections, repairs, and any permits you possess. Accurate septic and well information is especially important in parts of unincorporated Bluffton.

Environmental and hazards

The form asks about mold, asbestos, underground storage tanks, and other hazards. If your home was built before 1978, you must address the separate lead-based paint disclosure. Be clear about any testing or remediation you know about.

Flooding and insurance

You will disclose any history of flooding, drainage issues, erosion, or water intrusion. The form may ask about your FEMA flood zone and whether you carry flood insurance. In coastal areas like Bluffton, buyers pay close attention to flood risk and insurance requirements.

Pests and wood-destroying insects

Termites and other wood-destroying insects are common in coastal South Carolina. Disclose past infestations, treatments, and any transferable termite bonds or warranties. Buyers often ask for recent reports.

Boundaries, easements, and permits

The disclosure addresses boundary disputes, encroachments, easements, and zoning or code violations. It also asks about additions or renovations and whether permits were obtained and closed. If you have surveys or permit records, keep them handy.

HOA and community information

If your property is in a homeowners association, you will identify the HOA, dues, and any known assessments or restrictions. Contracts often require that buyers receive governing documents, so having these ready helps your sale move faster.

Insurance claims and major repairs

You will be asked about significant past insurance claims or major event repairs, such as roof replacement, foundation work, or flood remediation. Provide dates and keep any documentation you have.

Bluffton-specific watchouts buyers inspect closely

Bluffton’s coastal setting means certain issues come up often. Addressing them clearly in your disclosure helps buyers make confident decisions and reduces friction later.

Flood zones and elevation

Much of Bluffton is low-lying. If you have an elevation certificate, flood insurance policy details, or relevant claims history, keep those available. Disclose any known flooding, tidal events, drainage challenges, or erosion on the property.

Termites and moisture

Wood-destroying insects and moisture management are routine topics in the Lowcountry. Buyers look for evidence of past treatment and whether there are active warranties. If you have reports or invoices, disclose them and keep copies ready.

Salt-air corrosion

Proximity to salt air can accelerate wear on HVAC components, metal fixtures, and roofing. If you have replaced or serviced components due to corrosion, note it on the form. Maintenance records support your answers and help buyers understand normal coastal upkeep.

Septic and well documentation

Some homes outside town services rely on septic systems or private wells. Disclose permits, pump-out dates, inspections, and any repair or upgrade history. Clear documentation helps avoid delays during inspections and underwriting.

Design review or historic considerations

Parts of Beaufort County and the Town of Bluffton have design review guidelines or special approvals for exterior changes. If your home has had regulated modifications, disclose what you know about permits and approvals.

Common mistakes that slow sales

Small disclosure gaps can become big roadblocks later. Avoid these pitfalls:

• Leaving questions blank or answering “unknown” when you actually know the answer.
• Contradicting your disclosure with marketing language, such as claiming a new roof while also reporting leaks.
• Forgetting to disclose prior material repairs or insurance claims.
• Missing lead-based paint steps on pre-1978 homes.
• Failing to update the disclosure after a new issue appears.
• Misstating HOA dues, assessments, or restrictions.
• Skipping documentation for septic, termite treatments, permits, or elevation certificates.

How to reduce risk and keep momentum

A thoughtful disclosure can speed up negotiations and strengthen your position. Try these practical steps:

• Complete the RPCDS early, answer every question, and sign and date the form.
• Gather records that back up your answers. Attach or keep available receipts, permits, warranties, termite reports, septic paperwork, surveys, and any flood documents.
• Consider a pre-listing inspection or targeted checks for roof, HVAC, septic, or moisture concerns. You can choose to address issues or price with clarity.
• Consult a local real estate attorney for complex matters such as boundary disputes, unpermitted work, recurring water intrusion, or environmental concerns.
• Coordinate with your listing agent so your MLS remarks, marketing, and disclosure are consistent.

How disclosures interact with your contract

Your purchase agreement will typically reference the disclosure and outline inspection timelines, repair negotiations, and remedies. As a seller, your disclosure is a statement of your knowledge, not a warranty, unless your contract says otherwise. Staying consistent between your disclosure, MLS, and conversations helps prevent misunderstandings.

If you deliver the disclosure late, your contract or state law may give the buyer certain options. To avoid confusion, deliver the completed form before offers are negotiated when possible.

Seller checklist for Bluffton

Use this quick list to prepare your disclosure and documentation. Having these items ready can save days during due diligence.

• Completed and signed RPCDS
• Roof details: age, repair invoices, warranties
• HVAC service history, ages, and any repair invoices
• Plumbing and electrical repair records
• Termite inspection reports, treatment records, bonds or warranties
• Septic pump-out or inspection reports and DHEC paperwork if available
• Flood details: elevation certificate, flood insurance declarations, prior claims
• Property survey showing boundaries and easements
• Building permits and certificates of occupancy for additions or renovations
• HOA governing documents and recent assessment statements
• Insurance claim paperwork for past storm, flood, or structural events

Why a thoughtful disclosure helps you sell

A complete and honest disclosure builds buyer trust, which can lead to stronger offers and fewer last-minute surprises. It narrows the focus of inspections, supports appraisals and underwriting, and keeps your timeline intact. In Bluffton’s coastal market, where flood, moisture, and HOA questions are common, a clear disclosure positions you as a prepared and reliable seller.

Work with a local advisor you can trust

You do not have to figure this out alone. With neighborhood-level insight across Bluffton and the surrounding Lowcountry, you can prepare a clean, complete disclosure that supports your pricing and your timeline. If you are planning to sell, connect for guidance on timing, documentation, and listing presentation that attracts qualified buyers.

Ready to move forward with a confident plan? Connect with Lorie Sauer for local guidance and a polished listing strategy that makes your sale smoother from disclosure to closing.

FAQs

What is the South Carolina Residential Property Condition Disclosure?

• It is the standard form most residential sellers complete to share their actual knowledge about a home’s condition across structure, systems, environmental items, flood history, HOA details, and more.

When should I give the disclosure to a buyer in Bluffton?

• The best practice is to complete and deliver it before you list or, at minimum, before accepting an offer so buyers have full information early in the process.

Do I have to disclose flood history for my Bluffton home?

• Yes, you should disclose any known flooding, drainage, erosion, flood insurance status, and related documents such as an elevation certificate if you have one.

What if I discover a new issue after listing my home?

• Update your disclosure promptly and provide the revised version to the buyer; keeping it current reduces risk and preserves trust.

How does lead-based paint disclosure work for pre-1978 homes?

• Federal rules require you to disclose known lead-based paint information and provide the official pamphlet; this is in addition to the state property condition disclosure.

Are HOA documents part of seller disclosures in Bluffton?

• You should disclose HOA membership, dues, assessments, and restrictions, and be prepared to provide governing documents that buyers will review during due diligence.

Should I get a pre-listing inspection in Bluffton?

• Many sellers benefit from a pre-listing inspection or targeted checks (roof, HVAC, septic) to inform the disclosure, guide repairs, and support pricing and negotiations.