Most people moving to Alaska assume seller disclosures work the same way they do everywhere else. They’re often surprised to find they don’t.
I’ve lived here my whole life and have decades of experience in real estate. It is normal for people moving from the Lower 48 to misunderstand a few things during their home search. Seller disclosures are among the most common misunderstandings I see.
It matters more than many people expect. Not because Alaska real estate is riskier, but because it operates with a very specific definition of honesty.
When buyers understand how disclosures really work here, transactions tend to feel more straightforward. If they don’t, surprises often surface late in the process, when options are limited.
So let’s unpack what “must be disclosed” actually means in Alaska, and why it often covers more ground than buyers anticipate.
Alaska’s Disclosure Standard Is Broader Than Most Buyers Expect
In Alaska, sellers are generally required to provide a property disclosure statement before a buyer submits a written offer. It’s long, roughly thirteen pages, and intentionally detailed.
Sellers are expected to disclose everything they know or can reasonably discover about the property. That goes beyond issues they remember casually or problems that are actively causing trouble. It includes any material fact that could influence a buyer’s decision.
Physical defects, access, utilities, water and septic systems, boundary questions, and prior repair issues all fall within that scope.
For buyers, that means disclosures are not just paperwork. They offer insight into the property’s full backstory.
Why “Easily Find Out” Matters More Than Memory
In Alaska, disclosure isn’t limited to what a seller happens to remember. If information is readily available from past surveys, permits, inspections, or public records, sellers are generally expected to share it.
That’s where the phrase “easily find out” carries real weight.
Prior water intrusion, known system failures, recorded easements, boundary adjustments, or unresolved permit issues can all fall into this category. If the seller has documents on hand or knows exactly where to look, that information typically counts as known.
After the fact, explanations like “I didn’t think it mattered” or “I forgot” don’t tend to hold up well.
At its core, disclosure isn’t about intent. It’s about what someone knows or has reasonable access to.
When a Well Crossed the Line
One transaction I worked on in the Mat-Su Valley still comes to mind years later.
The property itself looked solid. The home was well maintained, the land was attractive, and nothing raised immediate concerns. At first glance, the disclosure seemed clean.
Then the survey arrived.
The well was more than ten feet into the neighboring parcel. A past owner had owned both parcels for years, and the well had always felt like it belonged with the house.
No one had challenged it, and there was no ill intent. It was simply how things had always been. But boundaries don’t change based on comfort.
Once the parcels were sold separately, the well became an encroachment. Because earlier surveys existed and the seller had access to them, disclosure became a critical issue.
The deal didn’t fall apart. We recorded a well easement, which required a new survey, attorney involvement, lender approval, and proper recording. It took time and coordination, but it protected the buyer and kept the transaction intact.
If that well had come as a surprise after closing, the outcome would have looked very different. Early disclosure gave everyone room to solve the problem while solutions were still available.
Encroachments Are the Classic Alaska Surprise
Encroachments are one of the most frequent disclosure issues I see.
Sometimes they’re minor. Maybe it’s a shed a few feet over the line or a driveway that clips a corner of neighboring land. It could be a fence installed where snow berms once made boundaries unclear.
Other times, they’re more significant: wells, septic systems, or access roads.
Many Alaska properties are large, and boundaries aren’t always obvious on the ground. Improvements might have been built decades ago without modern surveying standards.
None of that removes the obligation to disclose. If something crosses a line, whether physically or legally, it needs to be addressed early.
How Disclosure Protects Deals
There’s a persistent belief that full disclosure scares buyers away. In practice, the opposite is usually true.
When an issue is disclosed, buyers can evaluate it, price it appropriately, insure it, or work toward a solution. If a seller hides an issue, trust erodes quickly. And once trust is gone, deals tend to unravel.
Most buyers don’t expect perfection in Alaska. They understand frost heave, long winters, and infrastructure that has weathered decades of use.
What they don’t tolerate is being blindsided. Clear disclosure keeps transactions moving. Silence tends to slow everything down.
Buyers Should Read Alaska Disclosures Closely
Disclosures shouldn’t replace inspections. But they should guide them.
Careful buyers read disclosures before scheduling inspections and use them to decide where to focus.
When a seller marks something as “unknown,” it’s not reassurance. It’s a signal to investigate further.
An unknown water history should be verified. Buyers should verify an unknown water history. An unknown septic location should be mapped. You need to confirm unknown access through recorded easements.
Disclosures help buyers spend their inspection dollars where they matter most. Reading them with curiosity rather than fear makes all the difference.
The Alaska Philosophy Behind the Law
Alaska doesn’t demand perfect properties. It demands honest disclosures.
Each Alaska home comes with a history. Some reflect harsh winters. Others involve seasonal access or systems that were upgraded gradually over time.
The disclosure law isn’t about punishment. It exists to level the playing field so buyers can make informed decisions and sellers can move forward without lingering risk.
When disclosures are handled carefully, closings tend to be smoother and far less stressful for everyone involved.
Common Questions About Alaska Disclosures
Do sellers need to disclose past repairs?
Yes, especially if the repairs relate to a known defect or recurring issue. A repaired problem is still part of the property’s history.
Can a seller mark “unknown” to avoid responsibility?
Not safely. If the information is something the seller knows or can easily obtain, marking “unknown” can create liability.
Do disclosures apply to things outside the house itself?
Yes. Access, water, septic systems, boundaries, easements, and even certain neighborhood issues can be considered material.
What if a buyer waives inspections?
Disclosures still matter. Waiving inspections does not relieve the seller of its duty to disclose known material facts.
Are disclosures legally binding?
They are a legal document, and misrepresentation or omission can have consequences after closing.
Do new construction homes still require disclosures?
Yes. While the details may differ, the obligation to disclose known material facts remains.
Thinking About Buying or Selling in Alaska?
Seller disclosures can seem complex, especially if you’re new to Alaska real estate. Knowing what truly matters, and what’s simply part of owning property up here, makes the process far less stressful.
Do you want an agent who can help you review disclosures, identify red flags, and explain how a disclosure issue might affect a deal? Contact Valley Market Real Estate. We’re happy to walk through the details and help you move forward with clarity and confidence.
