What Paperwork Is Needed to Sell a House Without a Realtor?

Table of Contents:

Paperwork When Selling a Home

Home sales typically involve a lot of paperwork. Without the help of a real estate agent, it will be your job to manage all the documents. So why would someone want to sell without an agent? An agent’s fee will be around 5% to 6% of your home’s selling price, the money you would otherwise keep.

With large real estate transactions also comes loads of paperwork. Real estate agents are usually already familiar with the documents. However, without an agent, you’ll need to familiarize yourself with them on your own to know what you will need to complete the sale.

Below is a list of typical documents you will need to close on a house. The documents may vary based on state and county requirements. It is best to check with an attorney, real estate agent, or your local government’s websites for a complete list.

• Original sale contract
• Mortgage statement
• Homeowners insurance records
• Homeowners Association (HOA) documents
• Home repair and maintenance records
• Receipts for capital improvements
• Manuals and warranties
• Past utility bills
• Comparative market analysis
• Listing agreement
• Proposed marketing plan
• Seller’s net sheet
• Preliminary title report or “prelim”
• Mandatory disclosures
• Pre-listing inspection report
• Purchase offer and counteroffer forms
• Purchase and sale agreement
• Home inspection report
• Home appraisal report
• Property tax statement
• Settlement statement
• Deed
• Affidavit of Title
• 1099-S tax form

Documents you’ll need before you list:

• Original sale contract – the agreement you had with the previous owner when you bought your house. It provides the contract terms, maps, and details around the transaction. The new buyer will want to see this to show the history of ownership of the home and the condition it was in when you bought the home. It also shows the price you paid for the house and specific disclosures. This document is not required to sell your house to a new owner, but it is helpful.
• Mortgage statement- the document from your lender that shows how much money you still owe to the bank on your house. The payoff amount is how much you have to pay the bank with interest to purchase the home entirely.
• Homeowners insurance records – proof you have insurance on your house and any claims records. The details of what is required in this document will vary by state.
• Homeowners Association (HOA) documents – the community guidelines outlined by the HOA for your home. These outline the required appearance of your house, what you pay for property tax assessments, and details on allowing renters. The new lender for your buyer may require these before approving the loan. For example, a buyer will want to see the following HOA documents:
• Rules and regulations
• Homeowners’ dues amount statement
• Articles of incorporation
• Bylaws
• Copies of the minutes from the HOA meetings of the past two years
• The Declaration of Covenants, Conditions, and Restrictions
• Home repair and maintenance records – details of your work on the house since you have owned the home. These are not legal requirements but will outline any issues that need to be addressed. Your home repair and maintenance records should have the following items:
• Maps for your electrical and gas systems
• Dated records of your recent painting, gutter cleanings, and window washings
• Maintenance receipts, including roof repairs, chimney cleanings, appliance warranty plans, etc.
• Receipts for capital improvements
• Capital improvements
• Manuals and warranties – for appliances. This lets the new owners know the condition of washers, dryers, refrigerators, and other appliances.

You will want to provide the buyers with manuals and warranties for things like:

• Washers and dryers
• Refrigerators
• Dishwashers
• Stoves
• Garbage compactor/disposals
• Past utility bills

Sell Your Home Smarter for 1% and save $10,000.

Get My Free Home Valuation

Documents you’ll need when listing your home:

Comparative market analysis- a detailed list of homes in your immediate area that are for sale, part of the way sold, and homes sold recently. This will help you determine how to position your home in the market. Pay attention to pricing and the era, location, and construction materials of the other houses.

• Listing agreement – applies only if you use a real estate agent. This is the contract between you and the real estate agent securing their services and how they plan to sell your home. This also gives the agent permission to use photos, videos, virtual tours, and other promotional materials to sell the house.
• Proposed marketing plan – applies if you use a real estate agent. This is a detailed plan of how the agent will market and sell your house. The plan should outline showings, open houses, social media marketing, advertising, etc.
• Seller’s net sheet- shows how much profit you will receive as a seller. Real estate agents create this to show all expenses and fees you should expect from the transaction. An accountant, lender, or title company can also help with this.

Documents you’ll need while your home is on the market:

• Preliminary title report or ‘prelim’- a legal summary that tells you as a seller any financial issues or outstanding items that need to be resolved before you can sell your house. You’re required to follow “mandatory disclosure” laws. These let the buyer know of any hazards affecting the property before the sale is official.

Here are four national and big title companies that can provide the report:

• Fidelity
• First American
• Stewart
• Old Republic
• Mandatory disclosures

Be aware that when you list your house independently, some disclosures could cause liability issues. Make sure you know which disclosures are required by your state.

Some other examples of mandatory disclosures may include:

• Lead-based paint
• Asbestos
• Water damage
• Environmental hazards such as gas, chemicals, or oil
• Defects/malfunctions of major appliances or systems
• Neighborhood nuisances
• Past property lines or fencing disputes
• Pre-listing inspection report- an inspection before you have a buyer. This is helpful for sellers to know any issues that may arise from a buyer’s inspection. However, the buyer will also desire an inspection, which may be duplicating efforts.

Documents you’ll need when you are ready to sell:

• Purchase offer and counteroffers- original offer from the buyer to purchase the house along with seller counteroffers. These documents go back and forth in a negotiation before the home is sold.
• Purchase and sale agreement- the contract that outlines the purchase terms. It also shows the earnest money amount and the closing date.
• Home inspection report – a contingency often in the contract to buy the house. An inspector will look at the house and provide a report that usually takes three to four days to complete. The inspector looks for anything broken or hazardous in and around the house that could affect the value. Additional inspections include a pest inspection and sometimes a pool inspection.
• Home appraisal report- An appraised value of your house by a licensed and certified appraiser. The lender will require an appraisal before loaning the buyer the funds to buy the house. The lender will not provide a loan above the house’s appraised value. If your buyer places an offer on the house above the home’s value, they will need to find the funds to cover the additional cost outside of the mortgage loan. After the appraiser evaluates your home, the appraisal report should come back in about a week.

Documents you’ll need before closing:

• Property tax statement- property tax receipts to show calculations of outstanding taxes.
• Seller’s settlement statement- how much the seller will receive after all expenses are accounted for. The title company will create the report after the final terms of the sale are decided.
• Deed- The document that transfers ownership of the house to the new owner. This is not the title to the house but rather the document showing the home has changed hands.
• Affidavit of the title- a sworn statement by the current owner that there are no unpaid taxes, liens, or other legal issues associated with owning the house.
• 1099-S Tax Form- a required tax form if you do not qualify for the capital gains tax exclusion.

Check State Requirements

Lastly, every state has different home sale paperwork requirements, so it’s essential to do your due diligence. You can reach out to FSBO experts such as Richr.com, who can assist you in this process.

Sell Your Home Smarter for 1% and save $10,000.

Get My Free Home Valuation

Frequently Asked Questions

What documents do I need to sell my house without an agent?

The only documents required by law to sell a house are the deed and the mortgage. However, being prepared with all the papers will make a smooth sales process.

How do I make an offer on a house without a realtor?

There are several steps when making an offer without a realtor.

Step 1: Land on your offer price

Step 2: Document the details

Step 3: Include contingencies

• Financing contingency
• Inspection contingency
• Appraisal contingency
• Home sale contingency
• Title contingency
• Zoning contingency

Step 4: Offer earnest money

Step 5: Make your asks

Step 6: Layout your timeline

Step 7: Add any addenda

Step 8: Present the offer to the seller

Step 9: Sign the agreement

Can you do a real estate transaction without a real estate agent?

You can buy or sell a house without a real estate agent. This type of sale is called an FSBO or “for sale by the owner.” Several companies specialize in working with FSBO clients, such as Richr.com. Richr.com is an online real estate service that helps you list your house FSBO on the market for free without taking the usual agent’s commission for the sale.

Summary

There are many documents to be aware of when it comes to selling a house. If you are selling on your own in an FSBO sale, you can work with a company specializing in FSBO sellers, such as Richr.com. Online companies that specialize in FSBO sales are equipped to provide you with the knowledge, required documents, and support you need when selling your house without a realtor.