Dayton Home Seller Disclosure Requirements (2026)

Ohio's Residential Property Disclosure Form covers the primary Dayton seller disclosure requirements. The Miami Conservancy District's remarkable flood control system provides excellent protection but doesn't eliminate all FEMA flood zone exposure. Lead paint in Dayton's urban neighborhoods, basement water intrusion, radon, and Wright-Patterson AFB noise are the key local issues.

Ohio RPDF Framework

ORC §5302.30 requires the Residential Property Disclosure Form. Sellers deliver before or at contract; buyers have 3 business days after receipt to rescind. Ohio's form uses "Aware/Not Aware/Unknown/N/A" format.

Miami Conservancy District Flood Control

Dayton's flood control system is genuinely one of the engineering marvels of American infrastructure. After the devastating 1913 Dayton Flood (360+ deaths), Dayton built the Miami Conservancy District's retarding basins — a system of dry dams and channels that has prevented major urban flooding for over 100 years.

However, FEMA flood maps for the Dayton area still designate some zones. Properties near the Great Miami River channel, Mad River, and Stillwater River may have FEMA flood zone designations even though actual flood risk has been dramatically reduced by the MCD system.

Check msc.fema.gov for your specific property designation. If in a Special Flood Hazard Area on FEMA maps, note it on the Ohio RPDF regardless of the MCD system's practical protection.

Lead Paint in Dayton's Neighborhoods

Dayton City has significant pre-1940 housing stock in its residential neighborhoods. The Oregon District (Dayton's historic entertainment district and residential neighborhood), South Park, Wright Dunbar, and North Dayton have dense pre-WWII housing. Federal Lead-Based Paint Disclosure is required for all pre-1978 homes.

Radon in Montgomery County

Ohio's EPA data identifies significant radon variability across Montgomery County. Some Dayton-area homes test at Zone 1 levels (>4 pCi/L). The Ohio RPDF asks about environmental hazards including radon. Disclose testing results; consider having a test done before listing ($15–$25 do-it-yourself tests are widely available).

Basement Water Intrusion

Dayton's relatively flat terrain and clay soils create consistent basement water intrusion challenges. Great Miami River proximity, spring thaw, and heavy rainfall events all contribute. Disclose:

Wright-Patterson AFB Aircraft Noise

Wright-Patt operates KC-46 tankers, C-17 Globemasters, and various research and test aircraft. Beavercreek properties under the Runway 5L/23R and 5R/23L approaches may experience meaningful aircraft noise.

Ohio's RPDF asks about airport or aircraft noise. If your property is in a noise-affected zone (typically northeast Beavercreek or northwest Fairborn), disclose it. Many buyers are Wright-Patt employees or military families who understand and accept the trade-off. Those who don't should know before closing.

Ohio Transfer Tax

$4.00 per $1,000 of consideration. On a $225,000 sale: $900. Paid by seller at closing.