The short answer: the North Carolina Residential Property Disclosure Statement asks you directly about the foundation, floors and crawl space water, and a structural problem is a material fact even after it is repaired. This page explains the form. It is not legal advice; a real estate attorney or your broker can tell you what applies to your sale.
What the form asks
| Question | What it covers |
|---|---|
| A11 | Any problem, malfunction or defect with the foundation, slab or floors, among other components. |
| A3 | Structural additions or other structural or mechanical changes to the dwelling. |
| A8 | Unrepaired damage from wood-destroying insects or organisms. |
| Water question | Water seepage, leakage, dampness or standing water in the basement or crawl space. |
Yes, No, No Representation
Owners answer each question Yes, No, No Representation or Not Applicable. “No Representation” is a legitimate answer on questions that offer it, but it does not protect a seller who conceals a latent defect, and many sellers prefer to answer. If you answer Yes, you must give a written explanation or attach a report from an attorney, engineer, contractor, pest control operator or other qualified person. The statement goes to the buyer no later than the time of their offer.
Repaired still counts
The form notes that some issues, including structural ones, remain material facts after repair. That is why the paperwork matters. A repair you can document, with a permit, an inspection sign-off and a written scope, answers the buyer’s first question.
Your options
- Repair before listing. Gets a clean story, takes time and the cost is yours. Charlotte cost pages give a wide spread: Angi shows $2,873-$12,299 and Homeyou $2,987-$5,194. Get written estimates first; see the cost page.
- Offer a credit. Let the buyer choose the contractor. Have estimates ready so the number is grounded.
- Sell as-is. Disclose honestly, price with the problem in view and expect an inspector to find it anyway.
If a buyer’s inspector flags it
Expect questions. A home inspector’s standards require entering crawl spaces and reporting abnormal water penetration, but they also say inspections are not technically exhaustive. The NC Real Estate Commission’s buyer brochure points to a structural engineer for severity and a crawl space specialist for moisture fixes. The engineer guide covers when an independent opinion helps.
Permits and records
Unpermitted structural work found later can mean exposing framing and paying retroactive fees. Structural repair needs a permit, and the contractor pulls it. Keep the permit, inspection record, contract, photos and any warranty paperwork together.
Timing and talking to your agent
Raise the foundation question with your listing agent before the first showing, not after an offer. The disclosure statement has to be in the buyer’s hands by the time of their offer, so a late discovery leaves you rewriting answers under pressure. If you have already had contractors out, give your agent the written scopes and prices. If you plan a repair, ask the contractor whether the work can be finished and inspected before your target closing date, since a county permit means inspections that must be scheduled.
Before you sign
- Get at least three written estimates for any pre-sale repair.
- Get a written contract listing all the work, its costs and a completion date.
- Ask about guarantees and get the terms in writing, including what it covers and who may rely on it if you sell.
Want a contractor to look at it? Call to schedule an inspection.