Every document a Tennessee sale commonly touches, who usually produces it, and the law behind it. In most sales the seller's own share is small, and this page shows you which part that usually is.
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In most sales nobody else prepares these. Whether each one applies to you depends on your home, your title, and your buyer.
These commonly arrive already written. Read them, and ask about anything that looks wrong before you sign.
Commonly handled by a title company, an attorney, a lender, or the county. Listed so none of them is a surprise.
Keighbor turns it into your actual steps, in order, with the deadlines on a calendar and somewhere to keep every signed copy. We're still building checkout, so setting up your room is free right now.
Set up my roomThe things people find out late here. None of this is a ruling on your sale, and every one of them ends with somebody who can actually answer it for you.
Tennessee lets a seller give a disclaimer instead of a property condition disclosure, but that generally depends on the buyer waiving the disclosure. It is not a choice the seller makes alone. Form packs often present it as if it were.
Tennessee has a separate obligation about known sinkholes that generally applies whether or not a disclaimer was used. A 2024 amendment broadened when it applies. This part of the state sits on karst, so it comes up more often than people expect.
The broad shape of a sale there, as the research found it. Counties and cities add their own rules on top of all of this.
These come up in Tennessee and almost nowhere else. We don't ask them above because we can't answer them for you yet, but they're worth raising with your title company.
This is a compilation of published state requirements, not legal advice, and no lawyer has reviewed it or your sale. Laws and forms change, counties and cities add their own rules, and whether any of this applies to you depends on facts we don't know. Treat every item as a starting point for a question, not as an answer. Confirm anything you plan to rely on against the official source we link, and run your list past a title company or an attorney licensed in your state.
These counts describe a typical sale, not yours. Which documents you need turns on facts about your home, your title, your buyer, and your county, and one unusual answer can add several or remove them.
Who prepares each document is what usually happens, not a rule. Practice differs between states, between counties, and between one title company and the next, and your contract can move work from one side to the other.
Keighbor is not a real estate brokerage and does not represent you. Nobody here is your agent. We don't negotiate, set your price, recommend a course of action, or take a commission. We provide software that helps you organize your side of the sale.
The rest of the research, with every citation kept. This is the same material our own product is built on, and nothing is held back for paying customers. It describes the law as the research found it, not as it applies to your sale.
T.C.A. § 66-5-212(c): the seller must, prior to entering into a contract, disclose in the contract or in writing (with acknowledgment of receipt) the presence of a known sinkhole. Recent change: amended by 2024 Tenn. Acts ch. 510, § 1 (eff. July 1, 2024) so the disclosure applies "regardless of whether the sinkhole is indicated through the contour lines on the property's recorded plat map" (broadening the pre-2024 rule, which was tied to the recorded plat). "Sinkhole" is defined as a subterranean void created by dissolution of limestone/dolostone strata causing surface subsidence. See Baker v. Baskin (Tenn. Ct. App., Dec. 30, 2024) construing seller knowledge.
T.C.A. § 66-5-212 (a)/(b) require written disclosure of known percolation/soil-absorption test results determined or accepted by TDEC, whether a single-family residence has been moved from an existing foundation, and the presence of any known exterior injection well.
§ 66-5-213 requires disclosure that the property is in a PUD and, on request, provision of the restrictive covenants/bylaws/master deed. Condominiums under the Tennessee Condominium Act of 2008 (T.C.A. § 66-27-201 et seq.; disclosure Part 5, §§ 66-27-501–507): under § 66-27-502/503, the association must, within 10 business days of a written (or electronic) request, furnish declaration/bylaws/rules, budget, reserves, assessment balances (including totals more than 60 days past due), insurance, litigation status, and declarant-control status. There is no fixed-day buyer rescission for ordinary owner-to-owner resales; the only statutory cancellation right is the declarant-noncompliance rescission under § 66-27-505(b) (a prospective buyer may rescind, or extend closing to 10 business days after delivery, if a declarant in control fails to deliver the required information within 10 business days of request or 10 business days before closing), with penalties ($250/$500) and cost/fee shifting under § 66-27-505(a). Tennessee has no comprehensive HOA resale-certificate statute for non-condo subdivisions (the proposed "Tennessee Homeowners Association Act," SB 405, is not enacted as of this edition); HOA disclosure at the state level runs through the general § 66-5-201 et seq. Act (esp. § 66-5-213).
Implied warranty of habitability recognized in Dixon v. Mountain City Construction Co., 632 S.W.2d 538 (Tenn. 1982) (builder-vendor). The disclosure act exempts certain new-construction transfers accompanied by a written warranty.
FIRPTA (federal § 10); no Tennessee closing-stage withholding.
Not exhaustive — notable examples include:
See 01-methodology-v2.md § 8 for the full federal overlay set: Title X lead-based paint (pre-1978); FIRPTA (26 U.S.C. § 1445); 1099-S (26 U.S.C. § 6045(e)); wire-fraud advisory; Fair Housing Act (42 U.S.C. § 3601); RESPA/TRID.
FinCEN Residential Real Estate Rule (31 CFR 1031.320) — currently suspended. The Rule was effective March 1, 2026, but the U.S. District Court for the Eastern District of Texas vacated it nationwide on March 19, 2026 in Flowers Title Companies, LLC v. Bessent. FinCEN filed an appeal to the Fifth Circuit on May 11, 2026. A conflicting Middle District of Florida decision, Fidelity National Financial, Inc. v. Bessent, No. 3:25-cv-554-WWB-SJH (M.D. Fla.) (Feb. 19–20, 2026), upheld the Rule. Net effect for Tennessee closing agents: no filing obligation pending the Fifth Circuit appeal. Recheck currency before quoting.