What Documents Should Austin Homeowners Gather Before Selling Their House?

by Amanda Zito

If you're thinking about selling your home in Austin or around Lake Travis, getting your paperwork together early can make the entire process easier.

So, what documents do you need?

Most sellers should start with:

Your deed
Your existing survey
Mortgage and lien information
Seller disclosure forms
HOA documents, if applicable
Septic or well records, if applicable
ECAD energy audit information for certain homes inside Austin city limits

The exact list depends on your property.

And in 2026, some of the Texas real estate forms changed. So even if you've sold a home before, don't assume the paperwork will be exactly the same this time.

Start With the Basics: Your Ownership Documents

These are some of the first documents you'll want to find.

Your Deed and Title Policy

Pull a copy of your deed and, if you still have it, the owner's title policy from when you purchased the home.

Your old title policy may be useful during the next sale. Ask the title company whether it could help your buyer qualify for a reduced title insurance rate.

Your Existing Survey

If you still have the survey from when you purchased the property, don't throw it away.

You may be able to reuse it instead of paying for a new survey.

Typically, you'll also need to complete a T-47 Residential Real Property Affidavit or the newer T-47.1 Declaration.

But there's an important catch.

The property needs to match the old survey.

If you've added something since the survey was completed — such as a:

Pool
Shed
Deck
Fence
Driveway extension
Other structure

—you may need a new survey.

Don't sign the affidavit without reviewing it carefully.

Mortgage and Lien Information

Have your loan number and mortgage servicer information ready.

You'll also want information about anything else tied to the property, including:

HELOCs
Solar loans or leases
PACE assessments
Foundation repair liens
Pool financing
Other recorded liens

Solar can be especially important because financed or leased systems may have separate transfer requirements.

Finding this paperwork early gives you time to deal with it before you're under contract.

Seller Disclosure Forms Changed in 2026

Most Texas sellers of single-family residential property are required to provide a Seller's Disclosure Notice.

This form is based on what you know about the property. You're disclosing known information, not promising that the home is perfect.

Texas updated the Seller's Disclosure Notice, TREC No. 55-1, effective May 28, 2026.

The updated form includes questions about things like:

Insurance history
Permanently installed generators
Private roads
Road maintenance
Above-ground storage tanks
Conservation easements

Before filling one out, make sure you're using the current version.

There's Also a New Water Notice

Texas also introduced the Water Notice, TREC No. 61-0, effective July 1, 2026.

This form deals with groundwater and surface water rights.

Depending on the property, it may ask about:

Wells
Groundwater conservation districts
Shared water systems
Off-property water sources
Severed water rights
Ponds and tanks

If your home uses a private well, start gathering your records early.

That may include:

The driller's report
Well depth
Pump information
Water testing results
Treatment or filtration information

And if your home was built before 1978, you'll generally also need the federal lead-based paint disclosure.

One important reminder: seller disclosures are not the place to leave out a known issue and hope nobody notices.

If you're unsure whether something should be disclosed, talk with your real estate agent and, when needed, a real estate attorney.

Selling Inside Austin City Limits? Check ECAD

This is one requirement that can catch sellers by surprise.

Austin's Energy Conservation Audit and Disclosure program, commonly called ECAD, applies to certain homes inside Austin city limits.

In general, the requirement applies when the property:

Is inside Austin city limits
Receives electricity from Austin Energy
Is 10 years old or older

If ECAD applies, an energy audit is completed before the sale.

The audit must be performed by a qualified ECAD Energy Professional.

A few things to know:

An ECAD audit is generally good for 10 years.
You may already have a valid audit from when you purchased the home.
The audit does not mean you're required to make the suggested improvements.
Some properties qualify for exemptions or variances.

Check your property's ECAD status before scheduling a new audit.

And don't leave it until you're already under contract.

Handling it before listing gives you one less thing to worry about during escrow.

What About Lakeway, Bee Cave, or Hudson Bend?

Homes in Lakeway, Bee Cave, Hudson Bend, Spicewood, and unincorporated Travis County aren't subject to Austin's ECAD ordinance simply because they have an Austin-area address.

But those properties may have other paperwork to gather, especially if they're on septic, use a well, or are part of a special district.

Septic, Well, and Special District Documents

Around Lake Travis, these records can be just as important as your standard seller paperwork.

Septic Records

If your home has an on-site sewage facility, or OSSF, gather any paperwork you have.

That may include:

Original septic permit
As-built plans
Maintenance records
Inspection reports
Current maintenance agreement

If you have an aerobic septic system, make sure the required maintenance contract is current.

This is much easier to fix before listing than a few days before closing.

Well Records

If your property uses a well, gather:

Driller's log
Well depth
Well yield
Pump information
Pressure tank information
Filtration or softener records
Recent water quality testing

These records may also help when completing the Water Notice.

MUD, PID, and Special District Information

Many Austin-area and Lake Travis neighborhoods are located within a Municipal Utility District, Public Improvement District, or another special district.

Depending on the property, buyers may need a notice explaining the district, its taxes, and other financial information.

If you aren't sure which district you're in, your property tax bill or documents from when you purchased the home are a good place to start.

Lake Travis Waterfront and Dock Records

If your property has a dock, bulkhead, retaining wall, or other shoreline improvement, find the permits.

Lake Travis structures may fall under LCRA requirements.

You don't want a missing dock permit becoming a negotiating issue after the buyer's inspection.

Don't Wait to Order HOA Documents

If your home belongs to a mandatory HOA or property owners' association, start gathering those documents early.

The buyer may need items such as:

Resale certificate
CC&Rs or restrictions
Bylaws
Rules and regulations
HOA financial information

Under Texas law, the association may have up to 10 business days after receiving a written request to provide certain subdivision information and the resale certificate.

That's roughly two weeks.

If you're trying to close in 30 days, that matters.

My advice?

Order the HOA documents when you list the home, not after you get an offer.

Also look for HOA approval letters for improvements you've made, such as:

A pool
Casita
Fence
Roof
Exterior addition

It's much easier to hand a buyer an approval letter than try to explain later why you don't have one.

Build a Home Maintenance Folder

Some documents aren't necessarily part of the standard listing paperwork, but they can make buyers feel much more comfortable with the home.

Create one folder with whatever you have for:

Permits and final inspections
Remodels and additions
Roof replacement
HVAC replacement and service history
Water heater replacement
Foundation repairs and warranties
Termite treatments
Insurance claims
Major repairs

You don't need a perfect file.

Just gather what you have.

Pay Special Attention to the Roof

Roof condition can be a big issue in Central Texas because of hail and insurance costs.

If your roof was replaced, find the invoice and replacement date.

If there's a transferable warranty, include that too.

The easier it is for a buyer to answer insurance questions, the less likely those questions are to turn into a last-minute negotiation.

What About Unpermitted Work?

If you've converted a garage, added a patio, built an addition, or completed other work without permits, don't wait for the buyer's inspector to bring it up.

Talk with your agent before listing so you know how you want to handle it.

Tax and Financial Records

Your homestead exemption does not automatically transfer to the buyer. They'll apply for their own exemption after purchasing the property.

If you're 65 or older and moving to another home in Texas, you may also want to ask the appraisal district about transferring your tax ceiling.

Keep receipts for major improvements too.

Things like a new roof, remodel, addition, or major upgrade may matter when calculating your cost basis for federal capital gains.

That's a conversation to have with your CPA or tax professional.

And if part of your property has an agricultural or wildlife valuation, make sure you understand any possible rollback taxes before listing.

A Simple Pre-Listing Timeline

About 4–6 Weeks Before Listing

Start gathering:

Deed
Title policy
Existing survey
Mortgage information
HOA documents
Septic records
Well records
ECAD information, if applicable

About 2 Weeks Before Listing

Work on:

Seller's Disclosure Notice
Water Notice, if applicable
Maintenance records
Permit documents
Solar paperwork
Leased equipment information

Once You're Under Contract

You'll typically work with your agent and title company on things like:

T-47 or T-47.1
Mortgage payoff
Updated HOA information
Contract-related disclosures and documents

The goal is simple: have as much ready as possible before the buyer starts asking for it.

Frequently Asked Questions

Do I need a new survey to sell my home in Austin?

Not always.

If you have an existing survey and the property hasn't changed since it was completed, you may be able to reuse it with a T-47 affidavit or T-47.1 declaration.

If you've added a pool, structure, fence, or other improvement, you may need a new survey.

Does every Austin seller need an ECAD energy audit?

No.

ECAD generally applies to qualifying homes inside Austin city limits that receive electricity from Austin Energy and are 10 years old or older.

Homes in places such as Lakeway, Bee Cave, and unincorporated Travis County are outside Austin's ECAD ordinance.

There are also exemptions, so check your property's status before paying for an audit.

How long does it take to get HOA documents in Texas?

An association may have up to 10 business days after a written request to provide certain subdivision information and the resale certificate.

That's why I recommend ordering the documents early instead of waiting until you're already under contract.

Get Ahead of the Paperwork

Selling a home isn't only about pricing, photos, and showings.

The paperwork matters too.

A missing survey, delayed HOA resale package, expired septic maintenance agreement, or missing solar paperwork can slow down a transaction that otherwise should be simple.

And most of these problems are much easier to solve before the home goes on the market.

If you're thinking about selling in Austin, Lakeway, Bee Cave, Hudson Bend, or anywhere around Lake Travis, I can help you figure out exactly what you'll need based on your property.

No pressure. We'll go through the home, make a simple list, and get ahead of the paperwork before it becomes an escrow problem.

Amanda Zito, REALTOR®
Real Broker, LLC | Lake Travis, Austin, and Southern California
TX TREC #840088 | CA DRE #01740063
SoldByZito.com