Getting ready to sell in Ulster County and not sure what to do first? The most successful sellers start with the right paperwork and a few smart safety and systems checks. That prep builds trust with buyers and keeps your closing on track. In this guide, you’ll see the first steps, local forms, and practical tests that matter in Ulster County, including Kingston. Let’s dive in.
Start with the must‑do paperwork
Complete New York’s Property Condition Disclosure
New York law requires you to deliver the Property Condition Disclosure Statement before a binding contract. Review the questions in advance so you can gather documents like radon results, septic or well records, and any repair invoices. Coordinate with your agent or attorney to answer everything truthfully. See the statute for what is covered in New York Real Property Law §462.
Know your Ulster County recording forms
Ulster County requires a Real Property Transfer Report (RP‑5217) and a Transfer Tax Affidavit (TP‑584) when the deed is recorded. Confirm who will prepare these, how they will be signed, and what fees apply. The Ulster County Clerk page on recording a deed outlines the process, fees, and e‑recording options.
Check for local transfer taxes
Some municipalities require an additional local transfer tax form. For example, conveyances in the City of Kingston require a City of Kingston Transfer Tax Form. Confirm current rules early using the Ulster County Clerk’s guidance, since local requirements can change and will affect your closing figures.
Tackle safety and environmental items early
Pre‑1978 homes: prepare lead disclosures
If your home was built before 1978, federal rules require you to give buyers the EPA/HUD lead pamphlet, disclose known lead information, and offer a 10‑day testing opportunity. Pull any past test or abatement records now so you can provide them during contract negotiations. Local health resources explain the requirements and pamphlet in this lead disclosure overview.
Test for radon before listing
The EPA recommends action at or above 4.0 pCi/L. Many Ulster County homes have basements or crawlspaces where buyers expect testing. A pre‑listing test helps you plan for mitigation and avoid last‑minute renegotiation. Learn more about health impacts and mitigation in this radon summary.
On a private well? Order a certified lab test
Private wells are not regulated like public systems, so annual testing is recommended for bacteria and nitrates, with additional tests as needed. If you use a well, order a certified test and keep the chain‑of‑custody paperwork. The EPA’s guidance on private wells is summarized here: EPA well testing recommendations.
Septic systems: inspect and gather records
There is no single statewide point‑of‑sale septic inspection rule in New York, but buyers and lenders often request one. Call the Ulster County or your town health department to confirm local expectations. Disclose known issues on the state property disclosure form, and keep pumping and inspection receipts handy.
Verify smoke and CO alarms
New York’s Amanda’s Law requires carbon monoxide alarms in most one‑ and two‑family homes and in homes with fuel‑burning appliances or attached garages. Confirm smoke and CO detectors are present and functional before showings. See the state summary in this CO alarm resource.
Collect documentation for other hazards
Be ready to share known information on mold, asbestos, underground or aboveground tanks, and any historical spills. If you have reports or closure letters, add them to your disclosure packet and note them on the Property Condition Disclosure Statement.
Smart pre‑listing steps that save time
- Hire a local listing agent and get a Comparative Market Analysis. Local expertise helps you price correctly, understand buyer expectations, and prepare a strong disclosure packet.
- Consider a seller pre‑inspection. Finding major defects early lets you choose repairs or price accordingly, which reduces renegotiation risk later.
- Handle basic safety fixes. Update smoke and CO alarms, add missing handrails, fix leaks, and address obvious trip hazards. Then declutter and stage for photos.
- Order key tests that buyers expect. In many Ulster County sales, that includes radon, well water, and septic inspections where applicable.
- Check title and survey early. Ask for a preliminary title check to surface liens or judgments. If your boundaries are likely to be questioned, consider ordering a survey.
- Build your disclosures packet. Include the completed state disclosure form, inspection and test reports, warranties, permits, and recent utility and tax information.
Ulster County and Kingston closing logistics
- Recording requirements. Expect to sign and submit the deed with an RP‑5217 and TP‑584, plus pay recording and per‑page fees. The Ulster County Clerk’s deed recording page outlines current requirements and contact details.
- Local transfer taxes. The City of Kingston requires a local transfer tax form. Some other towns in Ulster County have their own forms. Confirm your municipality’s rules early to avoid last‑minute surprises.
- What closers will request. Be ready with your mortgage payoff, government forms, receipts for repairs, any municipal certificates required by your town, and HOA or condo resale documents where applicable.
Your week‑by‑week checklist
Week 0 to 1: foundation
- Hire a local agent. Share your deed, last tax bill, any survey, payoff contact info, and HOA documents.
- Draft the New York Property Condition Disclosure so you can identify missing reports or records you need to gather.
Week 1 to 3: technical checks
- Decide on a pre‑listing inspection. Order radon, well, and septic testing if applicable. Call your town or county health office to confirm local requirements.
- Make minimum safety fixes and verify smoke and CO detector compliance under Amanda’s Law.
Week 3 to 6: repairs and marketing
- Finish agreed repairs or collect estimates. Keep receipts and warranties.
- Stage, declutter, and schedule professional photos. Compile your disclosure packet with inspection and test reports, permits, and warranties.
- If the home predates 1978, be ready to provide the EPA/HUD lead pamphlet at contract stage.
Pre‑closing: form and fee check
- Provide any additional documents requested by the buyer or title company.
- Confirm the deed, RP‑5217, TP‑584, and any municipal transfer tax forms are ready. Verify recording fees and who pays which taxes per the contract.
Avoid common pitfalls
- Waiting on disclosures. Incomplete or late disclosures and missing documents are a top cause of delayed closings. Start early and be transparent.
- Deferring well, septic, or radon steps. These often surface during buyer inspections. Testing early preserves your negotiating power.
- Overlooking local transfer tax forms. City or town requirements, like Kingston’s transfer tax filing, can change. Confirm current rules with the county clerk.
Ready to take the guesswork out of your sale? For a local pricing review and a step‑by‑step pre‑listing plan, reach out to the Carol Mahoney Team Inc. We’ll help you prepare, price, and present your home with confidence.
FAQs
What is the New York Property Condition Disclosure and when is it due?
- Sellers must deliver the Property Condition Disclosure Statement before a binding contract. Review and complete it early so you can gather supporting documents.
Do Kingston home sales require a local transfer tax form?
- Yes. Conveyances in the City of Kingston require a city transfer tax form. Confirm the latest details with the Ulster County Clerk and your closer.
Should I test for radon before listing in Ulster County?
- It is a smart move, especially for homes with basements or crawlspaces. Buyers often test, and the EPA recommends action at or above 4.0 pCi/L.
What documents are needed to record a deed in Ulster County?
- Expect to submit the deed with RP‑5217 and TP‑584 forms, plus applicable recording fees. Your title company or attorney can prepare these.
How should I prepare if my home has a private well and septic?
- Order a certified well test and consider a septic inspection or pumping. Keep maintenance records and disclose known issues on the state form.
