Buying a classic Collier Hills home is exciting, but reading the Seller’s Property Disclosure can feel like learning a new language. You want clarity on what you can’t see behind walls or under a roof, especially in an older house. In this guide, you’ll learn how Georgia’s disclosure works, what to watch for in Collier Hills homes, and how to ask questions that protect your purchase. Let’s dive in.
What Georgia’s Seller’s Property Disclosure is
The Seller’s Property Disclosure, often called the SPD, is a standardized form many Georgia REALTORS use to share a seller’s knowledge about a home’s condition. The form is produced by the Georgia Association of REALTORS and is widely used in residential sales across the state. It is a seller-provided disclosure of known facts, not a professional inspection report. You still need inspections to verify condition.
Georgia generally follows buyer-beware principles, which means you must do your due diligence. Sellers cannot hide known defects or make materially false statements. For consumer guidance about real estate practices in Georgia, you can review the Georgia Real Estate Commission. For a look at state statutes, visit the Georgia General Assembly.
How to read the SPD like a pro
The SPD is organized into sections that cover structure, systems, environmental items, water and drainage, pests, renovations and permits, utilities, insurance, and general remarks. You should read it line by line and note anything that needs backup.
Focus on dates and documents
Specifics are stronger than general statements. “Replaced roof in 2018, architectural shingles, invoice available” is more useful than “roof repaired.” Ask for invoices, warranties, and the names of contractors when available.
Interpret blanks and “unknown” carefully
A blank or “no knowledge” answer does not confirm a clean bill of health. It often means the seller does not know. Treat gaps as a cue to ask for clarification and to rely on inspections.
Cross-check what you see
Compare SPD answers with what you observe at showings. If you see settlement cracks but the form says “no known foundation issues,” that is a follow-up question for the seller and a prompt for a specialist evaluation.
Note warranties and service contracts
If the seller mentions warranties or service contracts, ask for copies and confirm whether they are transferable. A transferable termite bond or roof warranty can be valuable.
Collier Hills older-home watchlist
Collier Hills is an established intown Atlanta neighborhood with many older homes. That charm often comes with older systems and materials. Use the SPD to zero in on these common items and plan inspections accordingly.
- Electrical: possible knob-and-tube wiring, two-prong outlets, or older panels. Some mid-century homes may have aluminum branch wiring. Ask who did any electrical updates and when.
- Plumbing: galvanized steel supply lines, cast-iron drains, or older polybutylene in certain eras. Corrosion and leaks are more common in aging systems.
- Roof and flashing: multiple shingle layers or aging flashing can lead to leaks. Note replacement dates and request invoices.
- Insulation and windows: older homes may have limited insulation or single-pane windows, which affects comfort and efficiency.
- Foundations and masonry: normal settling can show up as cracks or uneven floors. Water management around the foundation is critical in older lots.
- Chimneys and fireplaces: unlined or deteriorated flues are common in older masonry chimneys.
- Crawlspaces and attics: ventilation, moisture, and pest issues can hide here. Look for any disclosed water intrusion or past treatments.
- Environmental items: if the home was built before 1978, federal rules require a lead-based paint disclosure. Review the EPA’s guidance on lead disclosures and consider testing. Asbestos can also appear in some older materials.
- Trees and sewer laterals: mature tree roots near foundations or sewer lines can cause issues. A sewer scope is often worth it in older neighborhoods.
- Past pest activity: termite history is common in older Atlanta homes. If treatment is noted, ask about warranties and transferability.
SPD red flags you should flag
Reading the SPD is about patterns, not just single answers. These signals typically deserve follow-up.
- “Unknown” or blank answers in major sections like roof, foundation, electrical, or water intrusion.
- A note about repairs without dates, contractor names, permits, or invoices.
- Unpermitted additions listed as complete without permit numbers or final inspections.
- Electrical updates with no documentation from a licensed electrician.
- “No water intrusion” stated, but other answers or comments hint at past leaks or drainage fixes.
- Multiple insurance claims without details on scope and repairs.
Smart follow-up questions to ask sellers
Use simple, specific questions that request dates and documents.
- “You indicated the roof was replaced. What year, what material, and do you have the invoice or warranty?”
- “You answered no known foundation problems, but I noticed cracking on the porch. Were any evaluations or repairs done? If yes, can you share reports and permits?”
- “You noted electrical updates. Who performed the work, when, and was a permit or inspection completed? Can you share the electrician’s invoice?”
- “You listed prior termite treatment. Is there a current WDO report and is the warranty transferable?”
- “Was any work completed without a permit? If so, what work and when? Could permits be pulled retroactively?”
- “The home predates 1978. Has any lead-based paint testing or abatement been done? Can you share reports?”
- “Have any insurance claims been filed for water, fire, or storm damage? If so, what dates and what repairs were completed?”
Key documents to request
Paperwork can verify claims and help you budget for future updates.
- Invoices and warranties for roof, HVAC, electrical, plumbing, and structural work.
- Permit cards and final inspections for additions or major renovations.
- Termite or wood-destroying organism inspection reports and treatment records.
- Prior inspection or engineering reports and any contractor estimates.
- Appliance manuals and transferable warranties.
- Insurance loss history if the seller is willing to provide it.
Inspections and specialists worth hiring
For older Collier Hills homes, a strong inspection team is essential. Start with a licensed general home inspector who follows recognized standards. You can research standards and consumer information through the American Society of Home Inspectors or the International Association of Certified Home Inspectors.
- General home inspection: broad condition assessment to identify visible issues.
- Structural engineer: if you see settlement, framing concerns, or significant cracks.
- Licensed electrician: review panels, wiring type, and grounding, especially in older systems.
- Licensed plumber and sewer scope: camera inspection of the main sewer line is common in older neighborhoods.
- HVAC contractor: confirm age, capacity, and service history for furnaces and condensers.
- Pest control operator: termite and WDO inspections are routine in Atlanta.
- Lead risk assessor: for pre-1978 homes if you want testing and risk guidance.
- Radon testing: short-term or continuous testing based on your preference.
- Septic inspection: only if the property is on a septic system.
Using the disclosure in negotiations
The SPD is a starting point, not the finish line. Use it to target inspections and support negotiation.
- Verify with inspections: rely on your inspection contingency to confirm the home’s condition.
- Document concerns: if specialists confirm issues, request repairs, credits, or warranties based on reports and invoices.
- Address vagueness: when the SPD is vague in key areas, request additional time for inspections or add specific inspections as contingencies.
- Keep perspective: older homes often have age-appropriate wear. Focus on safety, structural integrity, and water management first.
Where to verify information
Make it a habit to cross-check seller disclosures with public records and official sources.
Quick legal context in Georgia
Georgia’s buyer-beware framework means you must investigate the property, but sellers cannot hide known defects or make materially false statements. A completed SPD can become evidence of what the seller knew and disclosed. Because contract language matters, consider consulting a licensed real estate professional and, if needed, a real estate attorney for legal interpretation. This guide is for informational purposes only and is not legal advice.
Ready to buy in Collier Hills?
You deserve a home you love and clarity about what you are buying. If you want help reading a disclosure, planning inspections, and negotiating with confidence, connect with a local expert who knows Collier Hills inside and out. Schedule a Free Consultation with Mary Stuart Iverson to get a focused plan for your search.
FAQs
What is Georgia’s Seller’s Property Disclosure form?
- It is a standardized form many Georgia REALTORS use to share a seller’s knowledge about a property’s condition, but it is not an inspection report.
How should I handle blank or “unknown” answers on the SPD?
- Treat blanks or “no knowledge” as a prompt to ask specific questions and rely on inspections to verify condition.
What issues are most common in older Collier Hills homes?
- Electrical and plumbing age, roof and flashing life cycle, moisture and drainage, termite history, chimney and fireplace condition, and potential lead-based paint or asbestos in older materials.
Which inspections are most important for older homes?
- A general home inspection, sewer scope, electrical and HVAC evaluations, termite inspection, and additional testing like lead or radon based on the home’s age and your concerns.
Can I negotiate based on what I find after reviewing the SPD?
- Yes. Use inspection findings and documentation to request repairs, credits, or warranties, and consider adding specific inspections if the SPD is vague in key areas.
