Idaho RE-25 Seller’s Property Condition Disclosure (Explained for Buyers)

The RE-25 Seller’s Property Condition Disclosure is a legally required document in Idaho real estate. It gives buyers important information about the condition of a home based on the seller’s actual knowledge.

This page explains what the RE-25 is, why it’s required by law, what buyers should look for, and how it connects to the RE-21 Purchase and Sale Agreement.

Where the RE-25 Fits in the Buying Process

1) Offer Accepted
RE-21 Purchase & Sale Agreement
2) Seller Delivers RE-25
Within 10 calendar days of acceptance
3) Buyer Reviews Disclosure
Buyer receives statutory rescission rights
4) Buyer Proceeds or Rescinds
3 business days to rescind if applicable

RE-25 at a Glance (Quick Summary)

  • It is required by Idaho law. Sellers must complete and deliver it for most residential properties. 
  • It is based on seller knowledge. Sellers disclose what they know — it is not a warranty.
  • Buyers have rescission rights. Buyers may rescind within 3 business days after receipt, if based on a specific disclosure. 
  • It does not replace inspections. Buyers are encouraged to obtain professional inspections.
  • Amended disclosures restart rescission rights. If the seller updates the disclosure, buyers may receive another 3-day rescission period. 

What Is the RE-25?

The RE-25 is the Seller’s Property Condition Disclosure Form required under Idaho law (Title 55, Chapter 25, Idaho Code).

It requires sellers of most residential real property to disclose known conditions related to the home, systems, and property features and to deliver a signed copy to buyers within ten (10) calendar days of accepting an offer. 

What the RE-25 Is — and Is Not

What it IS:

  • A written disclosure of what the seller knows about the property
  • A legally required form
  • A document that creates buyer rescission rights

What it is NOT:

  • Not a warranty
  • Not an inspection report
  • Not a guarantee of future condition

The form clearly states that sellers are not experts and that buyers should obtain their own inspections. 

What Sellers Must Disclose

The RE-25 walks through detailed categories, including (but not limited to):

  • Appliances and electrical systems
  • Heating and cooling systems
  • Plumbing, water, sewer, and septic systems
  • Moisture, drainage, and water intrusion issues
  • Roof, siding, and structural conditions
  • Hazardous materials (radon, asbestos, etc.)
  • Pest history and damage
  • Title, zoning, and legal conditions
  • HOAs, shared roads, easements, and access issues

Each section allows the seller to answer Yes, No, or Do Not Know, and to add remarks.

Buyer’s Statutory Right to Rescind (Very Important)

The RE-25 creates a special buyer protection:

Buyers may rescind the purchase and sale agreement within three (3) business days after receiving the disclosure, if the rescission is based on a specific objection to a disclosure item and is delivered in writing. 

If the buyer does not rescind within that timeframe, the statutory rescission right is waived. This rescission right is separate from inspections or other contingencies in the RE-21. 

Amended RE-25 Disclosures

If a seller later discovers new information or corrects a disclosure, they may issue an Amended Disclosure.

When an amended RE-25 is delivered, buyers again receive a new 3-business-day rescission period, limited to the amended disclosure items. 

How the RE-25 Relates to the RE-21

The RE-25 does not replace the purchase contract. Instead:

  • The RE-21 governs the transaction
  • The RE-25 provides required condition disclosures
  • The RE-25 can trigger statutory rescission rights
  • Inspection rights still apply separately

Both documents work together to protect buyers and sellers.

RE-25 FAQ (First-Time Buyer Friendly)

Is every seller required to provide an RE-25?

Most sellers of residential real property with 1–4 dwelling units are required to provide it, with limited statutory exceptions.

Does the RE-25 replace a home inspection?

No. The form specifically states buyers should obtain their own professional inspections.

What if a seller answers “Do Not Know”?

That means the seller is not aware of the condition. It does not mean the condition does not exist — inspections are still critical.

Can I cancel the contract because of the RE-25?

Yes, but only within three (3) business days of receipt, and only if your rescission is based on a specific disclosure objection. 

What if the seller updates the disclosure later?

An amended disclosure can create a new 3-business-day rescission period for the updated items.

What’s the biggest mistake buyers make with the RE-25?

Skimming it. Many buyers focus only on inspections and overlook disclosures that reveal known history or recurring issues.

How This Fits with Other Buyer Documents

  1. RE-14 Buyer Representation Agreement
  2. RE-21 Purchase and Sale Agreement
  3. RE-13 Counter Offer
  4. RE-25 Seller’s Property Condition Disclosure

Want Help Reviewing a Seller Disclosure?

Disclosures can reveal important history that inspections may not catch. A Real Estate Two70 agent can help you understand what matters, what needs follow-up, and when your rescission rights apply.

Connect with a Real Estate Two70 Agent

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