This summer the Seller’s Disclosure Notice TXR1406, a required form for most single-family home sellers, received some big updates. I want to highlight one major update and how it will affect you when you go to sell your home.
The updated Texas Realtors Seller’s Disclosure Notice form asks sellers, that are not exempt, of single-family homes to provide a written disclosure detailing the known condition of the property including any written inspections or assessments received in the past four years.
Section 11 of TXR1406 asks the seller if they have received any written inspection reports from a licensed or permitted inspector within the last four years. If the answer is yes, the seller is then asked to attach a copy of those reports. Inspections have previously been required and this is not a new requirement of the recent update. The form does not require a new professional home inspection to be completed.
What has been updated in Section 11 is that Sellers must also disclose all evaluations of the property prepared by persons who are licensed, certified, or otherwise legally authorized to evaluate…i.e. repair issues, including information about environmental hazards, the structure of the home, electrical, plumbing, and HVAC systems. I also recommend to my sellers to include any receipts / repairs including, but not limited to, the pool, roof, AV, security or smart systems that will convey with the home. Buyers are purchasing a home and want and deserve to know specifics about the house. Disclose, disclose, disclose. For any repair or issue you have encountered, disclose all the steps, receipts, and vendors. This transparency upfront is imperative and helps build trust and avoid potential claims of misrepresentation later. It helps protect the sellers by showing the job was done correctly and provides peace of mind for potential buyers. Always confirm your agent has your disclosure available on the MLS in advance for buyers to review. This reduces renegotiation leverage later and buyers consistently pay more for homes from sellers they trust.
A few practical, low-effort tips to help you get organized should you choose to sell your home soon.
> Create a dedicated digital folder on the cloud.
>Scan and upload of your receipts. Use the same file type, recommend jpg.
>Rename the receipts to keep your folder in order. Ex: System-vendor-year-month-day or HVAC-Lucks-2026-01-01.JPG
>Keep a digital diary or table of contents of all repairs as a quick reference for your home’s repair history.
>If you don’t have a nice neat “home receipt file” get organized now before you decide to move. You can search your email for services using a few keywords such as receipt, invoice paired with home, HVAC, or plumbing should yield quick and easy results. You could also reach out to your key vendors and ask them to send you your receipts from the past 4 years.
As always, I am here if you have any questions. Happy to help. 
