BIC TIP #1265: The New 2026 RPOADS: Huge Changes? Psych.
Yes, there is a new Residential Property and Owners Association Disclosure Statement. Huge changes? Psych. In this BIC TIP, Stephen Long clears up the confusion about the 2026 RPOADS: what actually changed, what did not, and why you still need to be using the current version.
Is There a New RPOADS or Not?
There has been some confusion floating around offices about whether a new RPOADS actually exists. The answer is yes. There is a new property disclosure statement available as of 2026.
The good news is that it is not a dramatic overhaul. If you were bracing for a completely new document, you can relax a little.
The Two Changes That Matter: Fire
The biggest changes are two new questions about fire. The form now asks whether the house has ever been subject to fire damage and whether there has ever been a fire insurance claim.
Those two questions need to be addressed on the RPOADS. As a listing agent, walk your seller through them carefully. A seller who has owned the home for a long time may need a moment to remember an old kitchen fire or a past claim, so give them the space to answer accurately.
Everything Else Is Mostly Housekeeping
Beyond the fire questions, most of the changes are formatting updates and grammatical cleanup. The overall structure and purpose of the disclosure statement will feel familiar.
That said, “mostly the same” is not the same as “interchangeable.” The current version is the current version, and that is what you should be handing to your sellers.
The Practical Takeaway
As you take listings, and certainly by the end of August, make sure you are using the new form. Look for the 2026 date in the bottom right-hand corner to confirm you have the right one.
Toss the old copies from your listing packet, update your templates and transaction software, and make sure your sellers answer the new fire questions. If your firm has specific procedures for rolling out new forms, check with your broker-in-charge.
