Buying in the Park Cities comes with high stakes and equally high standards. You want a home that fits your life and holds its value, and you need clear information to protect your decision. The Texas Seller’s Disclosure is your early roadmap. In this guide, you’ll learn what the disclosure covers, how it works in Texas, which Park Cities issues to watch, and the smart steps to take before you waive a contingency or release an option. Let’s dive in.
Texas Seller’s Disclosure basics
The Seller’s Disclosure is a written notice where the seller shares known material facts about the property’s condition. In Texas, this requirement is set by statute and is commonly delivered on the TREC Seller’s Disclosure Notice form. You can review the official form and consumer guidance on the TREC Seller’s Disclosure Notice page.
Sellers generally must provide the notice unless a statutory exemption applies. The law that governs this requirement is Texas Property Code § 5.008. Exemptions are specific and limited. A property listed “as is” does not remove a seller’s statutory duty to disclose where the statute applies.
The disclosure focuses on what the seller actually knows about the property today. Owners do not have to investigate or open walls, but they must be truthful and complete about known defects. Keep in mind that the notice is not a substitute for inspections. Use it to guide your due diligence.
Other disclosures you may see
If the home was built before 1978, federal law requires a lead-based paint disclosure and any available reports. Learn more on the EPA’s lead-based paint disclosure page. If the property is part of an HOA or POA, you should also expect separate association documents that outline rules, assessments, and any pending litigation.
Park Cities issues to scrutinize
Buying in Highland Park or University Park often means older, custom, or renovated homes. That profile brings specific items you should review closely on the disclosure and during inspections.
Older construction and materials
Many Park Cities homes predate modern building standards. You may see references to older wiring types, galvanized plumbing, or asbestos-containing materials. If the home is pre-1978, federal lead-paint rules apply. Plan targeted inspections when older materials are present or suspected.
Foundations and expansive clay soils
Dallas-area soils often expand and contract, which can cause foundation movement. Look for any history of foundation repair, engineer reports, or transferable warranties in the disclosure. Ask for documentation if a seller notes prior work or recurring settlement.
Drainage, water intrusion, and flood risk
Street grading and yard drainage can push water toward a home. Some areas near Turtle Creek or low-lying blocks carry more risk. Verify the property’s FEMA flood zone, and request any elevation certificates or past flood claims. The FEMA Flood Map Service Center is a good starting point.
Roofs, flashings, and chimneys
Older homes and complex rooflines need regular maintenance. If the disclosure mentions leaks or repairs, order a roof inspection and request invoices or warranty information.
Trees and landscaping impacts
Mature trees enhance curb appeal but roots can affect foundations, drains, and sidewalks. Note any disclosed damage or municipal restrictions related to tree removal.
Additions, renovations, and permits
Converted garages, second-story additions, and kitchen expansions are common. Confirm whether major work was permitted and inspected. Start with official resources from the Town of Highland Park Building Inspections and the Town of University Park, and request permit records tied to the address.
Historic or design controls
Certain properties or districts may have preservation or design review factors. Check local planning pages to understand any limitations on exterior changes, demolitions, or new construction.
Easements, surveys, and boundaries
Older plats can include easements or encroachments that affect improvements. If the disclosure hints at fence disputes or encroachments, order a current survey.
Utilities and sewer lines
Most Park Cities homes connect to municipal water and sewer. Older laterals can still fail. If the disclosure mentions backups or repairs, schedule a sewer scope.
Termite and wood-destroying insects
Termite inspections are common in this region. Review any disclosed treatments, repairs, or warranties. If there is a history of activity, consider a follow-up evaluation.
How to read the disclosure like a pro
Read the Seller’s Disclosure early in your option period. Create a quick list of items to verify and documents to request. If any answers are vague or marked “unknown,” ask for written clarification.
Prioritize big-ticket and safety matters first. Foundation, roof, prior water intrusion, electrical, and permitted renovations are typical focus areas. Use the disclosure to shape your inspection scope and timing.
Inspections Park Cities buyers should consider
- General home inspection for a top-to-bottom view.
- Structural engineer evaluation if there is foundation history or visible movement.
- Roof inspection for older or complex rooflines.
- Sewer scope to check the lateral for blockages or damage.
- HVAC inspection and a review of service records.
- Termite and wood-destroying insect inspection with repair documentation.
- Mold and moisture assessment if prior water intrusion is disclosed.
- Lead-based paint disclosure review and testing for pre-1978 construction.
- Boundary survey to confirm lot lines, easements, and encroachments.
- Permit history check with Highland Park or University Park.
Option period, timing, and negotiations
Most Texas contracts include an option period. You pay an option fee in exchange for a defined number of days where you can terminate for any reason. Use those days to complete inspections, review documents, and collect estimates.
If inspections confirm issues, you can request repairs, credits, or warranties. Focus on health, safety, and structural items first. For major risks, consider walking away or negotiating for strong protections, such as escrowed funds or warranty transfers.
Documents to request from the seller
- Invoices and engineer reports for any foundation or structural work.
- Transferable warranties for foundation, roof, or major systems.
- Building permits and final inspections for additions or remodels.
- Termite treatment reports and any active warranties.
- Elevation certificate for properties in or near mapped flood zones.
Title, HOA, and public records to review
Review the title commitment for easements, liens, or restrictions that affect your plans. If the property is in an HOA or POA, request the full association packet. In the Dallas area, the Dallas Central Appraisal District property search can help you confirm ownership and tax history.
Red flags that warrant extra diligence
- Repeated “unknown” answers on structure, water intrusion, or past repairs.
- Foundation work with no reports or warranties.
- Unpermitted additions or remodels.
- Prior flood damage or recurring moisture events.
- Active pest issues or unrepaired damage.
- Unresolved liens or legal disputes tied to the property.
- Sellers unwilling to provide documentation they reference in the disclosure.
Local resources to help you verify
- TREC rules and forms for the disclosure and buyer guidance are on the TREC Seller’s Disclosure Notice page.
- The legal framework for disclosure is found in Texas Property Code § 5.008.
- Flood zone information is available at the FEMA Flood Map Service Center.
- Permit and planning information can be obtained from the Town of Highland Park Building Inspections and the Town of University Park.
- Property and tax history can be reviewed via the Dallas Central Appraisal District property search.
- Lead-based paint disclosure guidance is summarized on the EPA real estate disclosure page.
The bottom line for Park Cities buyers
The Seller’s Disclosure should help you spot what to inspect and what to document. In the Park Cities, that often means a sharper focus on foundations, drainage, older materials, and the permit history behind renovations. Pair a careful read of the disclosure with targeted inspections and clear, written follow-ups.
If you want a disciplined plan for due diligence, negotiation, and closing, connect with Edwin Jones. You will get Private Client guidance tailored to Park Cities homes and a step-by-step strategy to protect your offer and maximize long-term value.
FAQs
What is the Texas Seller’s Disclosure and when do buyers receive it?
- It is a written notice of known property conditions provided by the seller, typically delivered early in the contract period so you can plan inspections and requests.
Do “as is” Park Cities sales still require a Seller’s Disclosure?
- Yes, “as is” language does not remove the statutory disclosure duty where the law applies under Texas Property Code § 5.008.
What should I do if the home was built before 1978?
- Review the federal lead-based paint disclosure and consider lead testing alongside your general inspection and any planned renovations.
How does the option period work in Texas contracts?
- You pay an option fee for a set number of days that allow you to terminate for any reason while you complete inspections, estimates, and document review.
Which Park Cities disclosure items deserve the closest look?
- Foundation history, drainage or flood events, roof leaks, unpermitted renovations, termite activity, and any vague or incomplete answers that need clarification.
