Blog Post

Major Changes Coming for Property Disclosure Statements in New York State

James L. Maswick • October 20, 2023

New York State has recently made significant changes to the Property Disclosure Act which

governs Property Condition Disclosure Statements (PCDS). Governor Kathy Hochul, on

September 22, 2023, signed into law a bill which will become effective on March 20, 2024 at

which time two major changes will go into effect.


First, the $500.00 credit that a purchaser could obtain if sellers choose not to provide a PCDS

will be eliminated from the law. Thus, moving forward, a PCDS will be required for any party

who is subject to them absent another law in place that exempts them, such as when an estate

sells property. This law was advanced because a number of sellers believed that it was better to

simply provide the $500.00 credit as opposed to a PCDS to a purchaser. In upstate New York,

most sellers would provide a $500.00 credit; however, toward New York City/downstate, a

PCDS was almost never provided. Sellers attorneys in the Metropolitan Area of New York likely

saw this as a way to avoid potential liability for their clients, and the $500.00 that their client

would give up was not significant with the high property values in the New York City area.


In upstate New York and the Adirondacks, most sellers would provide a PCDS, as many realtors

and purchasers’ attorneys would suggest to their clients that if there was not one provided, it was possibly because the seller was purposefully not making any representations about the property.


It was possible that a seller had actual notice of some issues with the property that they did not

want to be compelled to share. The culture and custom at least in the northeastern part of New

York that developed after the PCDA was initially passed was to provide a PCDS, but clearly, this

was not the case in all parts of the state.


Starting March 20, 2024 however, sellers will be required to share these things if they are

required to provide a PCDS and not escape making representations with a $500.00 credit.


Another significant change to the PCDS starting on March 20, 2024 is that questions will be

added such that discuss flood hazards and flood plane issues. This will be a significant addition

and require some information be provided by a seller on these issues. The questions will include

whether the property is located wholly or partially in a 100-year flood plane, a 500-year flood

plane and whether the property is subject to any requirement under Federal Law to obtain and

maintain flood insurance on the property, if there is flood insurance on the property currently and whether the seller has ever filed a claim for flood damage, in addition to some other questions. This will be another significant piece of information that prospective purchasers will have on property moving forward.


Prior blog posts from our office have indicated the importance of closely reviewing and

providing an accurate PCDS as a seller and also analyzing same closely as a purchaser. This law

will only strengthen the need to do so on both sides.


If you have any questions on this topic, please don’t hesitate to contact our office.

Attorney Jill O'Sullivan is standing near a flower bed in Lake Placid, NY.
By Madison Marshall, Law Clerk January 28, 2025
Jill E. O’Sullivan, an attorney with Flink Maswick Law PLLC, successfully moved to dismiss a petition brought against our client in Family Court, seeking modification of an order of custody based upon a settlement agreement reached in the client’s divorce action, which had been incorporated into their Judgment of Divorce. Our client, the mother of the children, has primary physical custody. She moved with the children in order to take a new job, which would provide her and the children with more financial stability. The father of the children objected and filed the petition, seeking to modify the parties’ custody agreement, alleging the mother’s relocation was a change of circumstances warranting a modification of custody. O’Sullivan successfully argued that the relocation did not constitute a change in circumstances, since the parties had contemplated such a change in residence by the mother and their settlement agreement explicitly addressed the issue, providing that our client could move up to 120 miles, and the client’s new residence was within that distance. The Court granted the motion to dismiss the petition in its entirety, without a hearing, and awarded our client reasonable attorneys’ fees.  If you require assistance with a matter involving child custody, call our office at (518) 523-2441 to speak with a family law attorney.
By jmaswick January 23, 2025
Our phone service has been restored. Thank you for your patience.
By jmaswick January 22, 2025
We are currently experiencing a phone connectivity issue, which we are working on to remediate now. We apologize for any inconvenience this may cause. Please feel free to email your contact at Flink Maswick Law PLLC or if you have a general inquiry or do not know your contact’s email, please email James Maswick at jmaswick@flinkmaswicklaw.com and it will get to the appropriate person. Thank you.
Martin Luther King is on the right side, and a flag is on the left, draped around him on the right.
By Flink Maswick Law PLLC January 18, 2025
Our offices will be closed on Monday, January 20, 2025, in observance of Martin Luther King Jr. Day. All offices will reopen on Tuesday, January 21, 2025 at 8:30am.
Gold text stating Happy New Year 2025 and gold fireworks on a black background
By Flink Maswick Law PLLC December 31, 2024
Happy New Year! To celebrate the New Year’s holiday, we will be closed on Wednesday, January 1, 2025. Our offices will be reopening on Thursday, January 2, 2025 at 8:30 am. Best wishes for a New Year!
By Flink Maswick Law, PLLC December 26, 2024
Have a Happy Hanukkah from the team at Flink Maswick Law! May this Hanukkah be a bright and joyous celebration for you and your family.
Fireplace burning with stockings hung from the mantle and a fully decorated Christmas Tree.
By Flink Maswick Law PLLC December 20, 2024
Our offices will be closed all day on Christmas Eve, December 24, 2024, and Christmas, December 25, 2024, to celebrate the holiday and to spend time with our family and friends. We hope this season brings you peace, joy, and cherished moments with your loved ones. Our offices will reopen on Thursday, December 26, 2024 at 8:30am. Wishing everyone a wonderful and joyous holiday!
Christmas Dinner table
By Flink Maswick Law PLLC December 10, 2024
Our offices are closed for the rest of today, Tuesday, December 10, 2024, as we celebrate the holidays as a firm. Our offices will reopen on Wednesday, December 11, 2024 at 8:30am. If you require more immediate assistance than this, please call the office and leave a voicemail, as this will be monitored. Happy Holidays!
The Flink Maswick Law team in front of Mirror Lake, Lake Placid, NY.
By Flink Maswick Law November 27, 2024
From all of us at Flink Maswick Law PLLC, we wish you a very Happy Thanksgiving! We will be closed on Thursday, November 28, 2024 and Friday, November 29, 2024 to celebrate the holiday with our family and friends. Our offices will reopen on December 02, 2024.
A lawyer going over a legal document with a couple and their rings are on the table.
By Madison Marshall, Law Clerk November 22, 2024
In New York, marriage is seen as more than just a societal standard of a public declaration of love and commitment, but also an economic investment and partnership between the two spouses. A divorce in New York initiates once one spouse brings a lawsuit against the other. While these matters can be resolved in different ways, in many divorces, the division of assets and finances play a significant role in divorce proceedings. With the majority of married couples not having a pre-nuptial agreement prior to getting married, which spells out how assets will be divided if a divorce occurs, an understanding of the process is important. The divorce process includes the division of assets, called Equitable Distribution, which as a central principle is the ideas of equality and fairness when deciding who is entitled to what property. The goal of Equitable Distribution is to divide Marital Property fairly between the divorcing spouses, with an emphasis on equal monetary value to each divorced spouse, unless a prenuptial agreement says otherwise. There are exceptions in these matters when there are items purchased prior to the marriage or personal gifts or judgments from others outside of the relationship that are awarded during the marriage that are considered separate property and not subject to the principles of equitable distribution. Under the state’s laws governing Equitable Distribution, property is divided into marital property and separate property. Marital property is typically anything that either spouse purchased or received during the marriage and prior to the execution of a separation or prenuptial agreement, even items that are titled to only one spouse. Retirement or pensions plans can be considered marital property for the purposes of equitable distribution. However, there are exceptions to these general propositions and reputable presumptions. The Court has significant discretion is determining what is “fair” at times of dividing assets. Factors the Court considers when making these decisions are each spouse’s income, the length of the marriage, each spouse’s age and health, any maintenance awards, if the custodial parent needs to live in or own the marital home, the loss of health benefits from divorce, if there are claims of domestic violence, if there is a companion animal, and any other factor the court seems proper to consider. N.Y. DOM. REL. §236(5)(d)(1)-(16). The Court is to analyze each case based on its own unique facts and consider the lives effected by its decision. Contact our attorneys at Flink Maswick Law PLLC that handle divorces to speak with us further on how this stage of divorce works. The foregoing is not to be considered as legal advice and each case contains unique factors which should be considered by your attorney of choice.
Show More
Share by: