Key Disclosures Landlords Should Include in a Rental Statement

Answer

Intro: A landlord disclosure statement tells prospective tenants about material facts that affect health, safety, habitability or the cost of living in a rental. Federal and state laws set mandatory items (for example, the federal lead-based paint disclosure for homes built before 1978), but many useful disclosures go beyond the minimum. Clear, accurate disclosures reduce disputes and help you comply with landlord-tenant rules.

Main part: Include a concise, written list that covers legal requirements and practical realities of the property. Typical items landlords disclose are:

• Lead-based paint — required for dwellings built before 1978; provide the EPA/HUD pamphlet when applicable.
• Security deposit terms — amount, where it’s held (if state law requires), conditions for deductions and the state-specific return deadline (commonly 14–60 days after move-out).
• Known habitability defects — plumbing, electrical, heating problems, mold or pest infestations you are aware of.
• Safety devices — presence and condition of smoke detectors, carbon monoxide alarms and fire extinguishers.
• Environmental risks — flood zone status, radon, asbestos or other known hazards when state law requires disclosure.
• HOA or community rules — parking, use restrictions, special assessments and contact information if applicable.
• Occupancy limits and guest rules — maximum residents and any subletting or short-term rental prohibitions.
• Pet policy and deposits — allowed animals, fees, and the process for service/assistance-animal accommodation.
• Utility allocations — which utilities tenant pays and how bills are split or submetered.
• Previous damages or biohazards — many states require disclosure of deaths, meth lab activity, or violent crimes on the premises within a statutory period.
• Screening and adverse-action procedures — notice that you use consumer reports and the steps you’ll take if you deny or condition tenancy.

Format the statement as a short checklist or numbered page attached to the lease, require tenant initials next to key items, and keep a signed copy. Tailor disclosures to local requirements—some states add mandatory fields (bed-bug history, extended lead-hazard disclosures, energy-efficiency facts, etc.). Keep records of what you disclose and when.

Final note: Because disclosure obligations vary by jurisdiction, it’s advisable to consult a licensed attorney or experienced property manager when you draft your disclosure form. Accurate, consistent disclosures protect tenants and reduce landlord liability.