Buying in Dakota County comes with a lot of moving parts, and the seller’s disclosure is one of the most important. It can confirm what you already see, surface issues you did not, and guide your inspections and negotiations. If you know how to read it, you can reduce risk and make better decisions. This guide shows you what to look for, how to verify it locally, and how to turn the form into a practical action plan. Let’s dive in.
What a seller’s disclosure is
A seller’s disclosure is the seller’s account of what they know about the home’s condition and history. It highlights material facts that could affect value or safety.
- It is a starting point, not a guarantee. You still need inspections, tests, and title review.
- Misstatements or intentional omissions can carry contract or legal remedies.
- For homes built before 1978, federal law requires disclosure of known lead-based paint hazards and the lead booklet.
The Minnesota form at a glance
In Minnesota, agents commonly use the Seller’s Property Disclosure Statement. It is organized by category so you can review line by line: structural, mechanical, water and wastewater, environmental, flooding and drainage, boundaries and easements, permits and improvements, and neighborhood or municipal items.
How to read the disclosure line by line
Read every answer. “Yes,” “No,” and especially “Unknown” matter. “Unknown” means the seller does not know, not that the issue does not exist. Use the form to build a follow-up list.
Basic info and ownership
Look for who owns the home, how long they have lived there, whether the property is occupied by tenants, and any legal actions. If you see anything unusual, plan a title review and ask for supporting documents.
Structure and roof
Foundation, walls, basements, chimneys, and roof conditions should be addressed. If repairs are disclosed, ask for invoices, permits, and any contractor warranties. During inspection, have your inspector compare visible conditions to the seller’s answers.
Mechanical systems
Heating, cooling, electrical, plumbing, water heater, and sump pumps should be listed with ages and known issues. Note any code concerns or improper installations. If systems are older or flagged, consider specialized inspections.
Water supply and wastewater
Check whether the home is on city water and sewer or has a private well or septic system. In Dakota County, many homes are on municipal systems, but private wells and septic systems exist in rural or older areas. Ask for well water test results and septic maintenance or compliance records, and confirm what the city or county requires at sale.
Environmental hazards
The form may address mold, asbestos, radon, underground tanks, chemical contamination, past spills, and pests.
- Lead-based paint requires special federal disclosures for homes built before 1978.
- Minnesota has widespread radon potential. If prior radon testing is “unknown” or outdated, plan your own test during contingencies.
Flooding and drainage
Look for notes on prior flooding, drainage concerns, floodplain status, or flood insurance claims. Along the Mississippi River and around area lakes, some Dakota County parcels have floodplain or shoreland considerations. If anything is disclosed, plan extra due diligence on mapping and insurance.
Boundaries, easements, and land use
Easements, encroachments, and zoning issues can affect how you use the property. Use the disclosure to decide if you need a survey, a title review, or conversations with the city about setbacks and uses.
Permits, repairs, and improvements
The form should indicate whether work was permitted and signed off. If you see major updates without permits, verify with the city. Ask for final inspection approvals and contractor documentation.
HOA and municipal items
If there is a homeowners association, request governing documents, budgets, and recent minutes. Check for pending assessments, recurring nuisances, or proximity to high-voltage lines or commercial uses that could matter to you.
Dakota County checks to add
Layer local verification on top of the disclosure:
- Floodplain and shoreland: Review county floodplain and shoreland mapping and ask about any notices from government agencies regarding drainage or stormwater.
- Septic and wells: Confirm septic compliance requirements and well disclosure expectations through the county’s environmental services and the Minnesota Department of Health.
- City permits: Verify permits for remodeling with the specific city where the property is located. Many Dakota County cities maintain online permit portals.
- Property taxes and assessments: Look up the parcel for special assessments or pending improvements that might become future costs.
- Radon and indoor air: Plan a radon test during your inspection window. If mitigation exists, request system documentation and any test history.
- Lead-based paint: For pre-1978 homes, ensure you receive the required lead information and disclosures.
- Local nuisances: Ask the seller about recurring odors or noises, especially near agricultural edges, industrial sites, or wastewater facilities.
Documents to request from the seller
Ask for evidence that backs up the form:
- Completed seller’s disclosure form
- Receipts, invoices, and warranties for major repairs or replacements
- Copies of permits and final approvals for remodeling
- Any recent inspection reports the seller is willing to share
- Radon, mold, and well-water test results
- Septic compliance certificate or maintenance records
- Flood insurance claims history and related letters
- HOA disclosures, covenants, bylaws, budgets, and recent meeting minutes
- Insurance loss history for the property, if available
Red flags to watch
Be cautious when you see:
- Many “Unknown” answers with no documents to support condition
- Repeated repairs without permits or licensed contractors
- Flood history, unresolved drainage, or evidence of water entry
- Structural repairs without engineer reports or warranties
- Visible discrepancies between the form and what you or your inspector observe
Turn the disclosure into leverage
Use the answers to shape your contingencies and negotiation strategy.
- Inspection planning: Order the right tests based on what is disclosed or left “Unknown.” That might include a sewer scope, septic inspection, radon test, or roof evaluation.
- Targeted requests: Ask for repairs, credits, or specific representations in the purchase agreement. For example, you can request that the seller represent septic compliance by a certain date if a system is present.
- Remedies if issues emerge: If a material defect was not disclosed and later discovered, remedies can include repair, price reduction, canceling the deal, or other contract actions depending on your terms and Minnesota law.
Contingency period checklist
Use this quick list once you have the disclosure:
- Read every answer and note all “Yes” and “Unknown” items.
- Request documents: invoices, warranties, permits, tests, and HOA materials.
- Set inspections: general home inspection plus any needed specialties such as radon, sewer scope, septic, well water, roof, HVAC, or mold.
- Verify permits with the city and check county or city mapping for floodplain or shoreland.
- Review title and easements with your title company.
- Confirm taxes, assessments, and HOA fees and rules.
- Negotiate fixes or credits based on inspection results and documentation.
Work with a technically minded guide
A disclosure is only as useful as your ability to interpret it and verify it. A professional who understands structure, systems, and local rules can help you separate minor issues from major risks, then align your inspections and negotiations to protect your budget and timeline. If you want a calm, technical approach that reduces surprises in Dakota County, reach out to Curt Adams LLC for guidance.
FAQs
Is a seller’s disclosure a guarantee of condition in Minnesota?
- No. It reflects the seller’s knowledge at the time of disclosure. You should still obtain independent inspections and review documentation.
What does “Unknown” mean on a Minnesota seller’s disclosure?
- It means the seller does not know whether that condition exists. Treat it as a prompt to investigate during your contingency period.
Do Dakota County sellers have to disclose prior flooding or mold?
- Sellers must disclose known material facts, which includes prior flooding and mold if known. You should still verify through inspections and municipal or county records.
What if a seller lies or omits a material fact on the disclosure?
- Depending on your contract and state law, potential remedies include repair, price adjustment, canceling the contract, or legal action for misrepresentation or fraud.
Who is responsible for well and septic compliance at sale in Dakota County?
- Responsibility depends on local rules and your purchase agreement. Confirm system condition and compliance before closing and make it part of your terms.
Should buyers in Minnesota always test for radon?
- Yes. Minnesota has elevated radon potential. Include a radon test or contingency and review any mitigation system documentation if one is present.
