Buying in Oregon City comes with a lot of paperwork and decisions. One of the most important documents you will see early is the seller’s property disclosure. It can be a gold mine of information if you know how to read it. You want clarity, not surprises, and you want to use your time wisely during your inspection window.
In this quick guide, you will learn what Oregon’s disclosure covers, when you should receive it, how long you typically have to review it, and how to pair it with inspections to protect your purchase. You will also find Oregon City and Clackamas County tips you can put to work right away. Let’s dive in.
What Oregon’s disclosure covers
Oregon requires most residential sellers to give buyers a written disclosure about the home’s known material defects and conditions. It is the seller’s statement about what they actually know.
Expect the disclosure to address these areas:
- Structure and exterior: foundation, roof, walls, doors, windows, and any known defects or repairs.
- Major systems: electrical, plumbing, heating and cooling, water heater, water supply and wastewater systems.
- Water and moisture: past or current leaks, flooding, drainage or grading problems.
- Environmental and health items the seller knows about: lead-based paint, asbestos, mold, radon, underground tanks, contamination.
- Pest issues: past or current infestations and treatments.
- Additions and permits: work done with or without permits and any known code issues.
- Boundaries and use: easements, encroachments, or disputes the seller knows about.
- HOA details: fees, rules, and known assessments if the property is in an HOA.
- Fixtures and appliances: what stays with the home and known condition.
- Insurance and damage history: fire, earthquake, or other losses that affect condition.
For properties built before 1978, federal law requires a separate lead disclosure and a pamphlet about lead safety. You should receive the EPA’s lead information with your offer documents for these homes. You can review the basics in the EPA’s buyer and seller guidance on lead-based paint.
- Learn more: Oregon’s official real estate forms and guidance are available through the Oregon Real Estate Agency. For statute language, see the Oregon Revised Statutes. The Oregon Association of Realtors also provides practice guidance for common forms and timelines. For federal lead rules, see the EPA lead-based paint information.
A quick note on exemptions: some transfers, such as certain fiduciary sales, foreclosures, and transfers between co-owners, may be exempt or follow different rules. If you think an exemption may apply, ask your agent or an attorney to confirm how it affects your rights.
When you receive disclosures and how long you have
Timing matters. The sooner you get disclosures, the better you can plan inspections and negotiate.
Before offer or at acceptance
In many Oregon City listings, the completed disclosure is available before you write an offer. If not, you should receive it at or shortly after acceptance. Ask your agent to request it early so you can align your due diligence and contingencies.
Inspection contingency window
Most Oregon purchase agreements include an inspection contingency. The window is often 7 to 14 days, but it is negotiable. Read the disclosure as soon as you receive it and schedule inspections right away so you have time to evaluate findings and respond within the deadline.
If disclosures arrive late
If the seller delivers disclosures after you are under contract, confirm how that affects your inspection timeline with your agent or attorney. Late delivery can impact your ability to request repairs or cancel. Know your dates and put everything in writing.
Remedies tied to timing
If the disclosure reveals a material defect, you usually have options within the contingency period: request repairs, request a credit, accept the home as is, or terminate under the contract terms. If required disclosures are not provided at all, there may be additional remedies depending on the contract and law. Ask your agent or legal counsel how these apply to your situation.
Use disclosures with inspections: a step-by-step plan
Disclosures and inspections work together. The disclosure is the seller’s snapshot of known history. A professional home inspection is your independent look at current condition.
Follow this workflow to get the most value:
- Get the disclosure early. Read it the day you receive it. Mark every “yes,” “unknown,” and any notes about past repairs.
- Flag red flags. Look for water intrusion, unpermitted work, roof or structural repairs, septic or well issues, pest history, environmental concerns, or any insurance claims.
- Tailor your inspections. Use the disclosure to target problem areas while still ordering a full general inspection.
- Hire a general inspector quickly. Book within your first day or two. To understand what a standard inspection covers, review the ASHI inspection standards.
- Order specialty inspections as needed. Examples include roof, foundation or structural, sewer scope or septic inspection, chimney, HVAC, pest, mold, and electrical if older wiring is suspected. For radon testing guidance, see the EPA’s radon resources.
- Gather documents. Ask for permits, repair receipts, warranties, septic pump or inspection records, and pest treatment reports.
- Compare findings. If your inspector uncovers issues that conflict with the disclosure, raise them in writing within the remedy period.
- Negotiate or walk. Request repairs or credits, accept as is, or terminate per your contract.
A key point: the disclosure shows what the seller knows. It does not replace a thorough inspection by qualified professionals.
Oregon City and Clackamas County considerations
Local housing and topography add a few extra items to your review list.
Older homes and building systems
Oregon City has a mix of older homes and newer builds. In older properties, look for notes about galvanized plumbing, older electrical systems, and older roofing materials. If the home predates 1978, expect the federal lead disclosure and consider targeted inspections for lead-based paint risks.
Hillside sites, drainage, and landslide risk
Parts of Oregon City are hilly. Disclosures may note drainage or grading concerns. For homes on or near slopes, consider drainage-focused inspections or a structural or geotechnical opinion. You can also review FEMA flood maps to understand flood zone exposure and talk to your insurer about coverage.
Sewer versus septic
In Clackamas County, some homes are on septic systems. If the disclosure shows septic, order a septic inspection and request pump and inspection records. For homes connected to sewer, a sewer scope is still a smart move to evaluate the lateral line for damage or root intrusion.
Permits and local records
Unpermitted work is a common disclosure item. Verify permits for additions, garage conversions, major mechanical work, and electrical upgrades through county records. Start with the Clackamas County portal for property records, permits, and septic information.
Environmental concerns
If the disclosure mentions underground storage tanks, historic industrial use, or contamination, ask for prior test results and consider professional testing. For some older urban parcels, a targeted environmental review may be wise before you proceed.
Insurance considerations
If the disclosure lists prior losses or you see flood or slope risks, talk to your insurer early. Coverage and premiums can change based on risk exposures and past claim history.
Buyer checklist you can use today
Use this quick checklist to stay organized in Oregon City.
- Immediately upon receiving disclosures:
- Read the entire disclosure. Highlight every “yes,” “unknown,” and noted repair.
- Confirm whether the home predates 1978 and whether you received the required EPA lead pamphlet.
- During the inspection contingency window:
- Schedule a general home inspection the same day or next day.
- Order specialty inspections based on red flags in the disclosure.
- Request documentation from the seller: permits, receipts, warranties, septic records, pest reports.
- Key questions to ask the seller or listing agent:
- Can you provide receipts and permits for any major repairs listed?
- When was the roof replaced and is a warranty transferable?
- Is the property on septic? Can you share pump and inspection records?
- Have there been any insurance claims related to water, fire, or natural events?
- Have any environmental tests been done, such as radon or lead?
- If inspections reveal undisclosed problems:
- Compare findings to the disclosure line by line.
- Notify the seller in writing immediately, following your contract process.
- Decide whether to request repairs, ask for a credit, or cancel based on severity and timing.
- When to consult professionals:
- Attorney for legal interpretation of disclosure obligations and remedies.
- Structural engineer or licensed contractors for major system concerns.
- Licensed septic inspector and county records for septic systems.
- Certified environmental pros for lead, asbestos, radon, or contamination questions.
A smoother path to closing
When you use the disclosure as a roadmap for inspections, you protect your investment and stay on schedule. Act fast, document everything, and keep your decision points tied to your contingency timelines. If you are unsure about an issue, bring in the right expert and keep communication in writing.
If you want an experienced local advocate to help you navigate disclosures, inspections, and negotiations in Oregon City and across the Portland metro, connect with Tracy Brophy. You will get a steady, process-driven approach that helps you make clear decisions.
FAQs
What does Oregon’s seller disclosure include for buyers?
- It covers the seller’s known material facts about structure, systems, water intrusion, environmental items, pests, permits, boundaries, HOA details, fixtures, and relevant damage or insurance history.
When should Oregon City buyers receive the disclosure?
- You typically receive it before you write an offer or at acceptance. Ask for it early so you can plan inspections and stay within your contingency deadline.
How long is the inspection contingency in Oregon?
- Many contracts use 7 to 14 days, but it is negotiable. Check your specific purchase agreement and act immediately once you get disclosures.
Do I still need an inspection if the disclosure looks clean?
- Yes. The disclosure is based on the seller’s knowledge and may not capture hidden defects. A licensed inspector provides an independent view of current condition.
What if the disclosure notes unpermitted work in Clackamas County?
- Ask for permits and documentation, verify records with the county, and consult your inspector or a contractor for scope and cost. You can request repairs, credits, or cancel per contract.
How are pre-1978 homes handled for lead in Oregon?
- Federal law requires a lead disclosure and an EPA pamphlet for pre-1978 homes. Consider lead-safe practices and testing as part of your due diligence.
What if disclosures arrive late after my offer is accepted?
- Confirm how late delivery affects your inspection timeline and remedies with your agent or attorney. You may need extensions to protect your rights.
