If you're buying or selling a home in BC, you've likely come across something called the Property Disclosure Statement, or PDS. It's a form that gives sellers the chance to disclose what they know about the condition of their home. Sounds straightforward, right? Not exactly. A recent legal battle has changed the game when it comes to disclosure, and new forms and guidelines now make it even more important for both buyers and sellers to understand their responsibilities.
Let’s break it down in plain language, so you understand what the PDS is, how it works, and what recent changes could mean for you.
What Is a PDS and Why Does It Matter?
The PDS is a form that sellers can choose to complete to share details about the property's condition. Think of it as a written Q&A where sellers answer questions like “Are you aware of any water damage?” or “Has the property ever had unpermitted work?”
For buyers, it can be a helpful tool during due diligence. For sellers, it's a way to be upfront and transparent, but it also comes with responsibility. Once something is disclosed, it must be accurate, complete, and up to date.
Recent Legal Changes That Affect the PDS
A recent case in BC, Sewell v. Abadian, changed the way courts interpret the PDS. In this case, the seller didn’t answer any of the PDS questions and simply crossed it out and noted that the property had been tenanted and not owner-occupied. Even though the form was essentially blank, it was included in the purchase contract.
Here’s the problem: the court later ruled that the act of including the PDS at all created a legal expectation of disclosure, even if the form was crossed out. That means a seller could now face legal consequences even if they thought they were avoiding risk by not completing the form.
What’s Changed and What’s New?
In response to this case, the BC Real Estate Association (BCREA) made several important updates:
• The PDS now includes a disclaimer that disclosures are accurate at the time they’re made but may not reflect current conditions.
• A new form called the Property No Disclosure Statement allows a seller to formally choose not to provide any disclosure.
• The Realtor’s Disclosure of Material Latent Defects form has been introduced. It replaces the old seller version and includes a section where the seller acknowledges the licensee’s duty to disclose serious issues and gives permission for them to do so.
What Sellers Need to Know
As a seller, you’re legally required to disclose any known latent defects. These are issues that make the home dangerous or unfit to live in and that a buyer wouldn’t find through a typical inspection. Your Realtor is also required to disclose any material latent defects they know about, in writing, before you accept an offer.
If you do choose to fill out a PDS, be honest, accurate, and thorough. Vague or partial answers can do more harm than good. If you’re unsure how to answer, it’s a good idea to speak with a lawyer. And if you prefer not to complete the PDS, it’s best to use the new Property No Disclosure Statement form and make sure it’s not included in the contract of purchase and sale.
What Buyers Need to Know
If you’re buying a home and the seller hasn’t completed a PDS, don’t panic, but take it as a sign to dig deeper. Ask questions. Request an inspection. Talk to your Realtor about the property’s history and condition. If you receive the new No Disclosure form, that’s a clue that you’ll need to do extra due diligence.
Also, check with your lender. In some cases, financing might depend on receiving a completed PDS, so make sure you’re clear on your mortgage conditions.
Why This All Matters
Disclosure is a big part of what makes real estate transactions fair and transparent. Buyers want to feel confident in what they’re purchasing, and sellers want to protect themselves from legal issues after the sale. These new forms and legal rulings aim to strike a balance, but they also raise the stakes if the process isn’t handled carefully.
Need Help Navigating Disclosure?
Whether you're buying or selling, understanding how to handle the PDS is key. You don’t have to figure it all out alone. I’ll walk you through your disclosure obligations as a seller or help you ask the right questions as a buyer. Every transaction is different, and I’m here to make sure you’re protected every step of the way.