Understanding the Property Disclosure Statement (PDS) in British Columbia Real Estate
- erin0582
- Oct 10
- 3 min read
When you’re buying a home in British Columbia, there’s one document that can reveal more about the property’s true condition than almost anything else — the Property Disclosure Statement, commonly referred to as the PDS.
This document is provided by the seller and outlines what they know about the home’s history, systems, and any past issues. It’s one of the most valuable tools a buyer can use to make an informed decision — yet it’s often overlooked or misunderstood.
Let’s take a closer look at what a PDS is, what it covers, and why reviewing it with your Realtor (and sometimes a lawyer) is so important before you write an offer.
🏠 What Is a Property Disclosure Statement (PDS)?
A Property Disclosure Statement is a legal document that sellers in B.C. complete to disclose what they know about the property. It includes a series of yes/no questions about the home’s structure, systems, and condition.
Typical questions include:
Has there been any water damage or flooding?
Are there any known issues with the plumbing or electrical?
Has the home ever had pest problems?
Were there any past roof leaks or foundation repairs?
Even if a problem has been fixed, the seller is still expected to disclose that it occurred. For example, if the basement flooded several years ago but was professionally repaired, it must still be noted on the PDS.
🧾 Honesty and Knowledge: The Seller’s Obligation
Sellers are expected to complete the form honestly and to the best of their current knowledge. However, the PDS only reflects what the seller actually knows — it’s not a guarantee that the property is free of issues.
That’s why due diligence remains critical. The PDS is one piece of the puzzle, but it should always be reviewed alongside:
A professional home inspection
Strata documents (if applicable)
Title search
And, if needed, independent legal advice
🏢 Different Types of Property Disclosure Statements
Not all properties use the same PDS form. In British Columbia, there are several versions designed for different ownership types:
Residential – for detached homes, duplexes, and townhouses
Strata – for condos or townhouses within strata corporations
First Nations Leasehold – for properties built on leased First Nations land
Rural or Bare Land – for undeveloped or agricultural parcels
It’s important to ensure you’re reviewing the correct form for the type of property you’re purchasing.
⚖️ What the PDS Does Not Cover
While the Property Disclosure Statement is an incredibly useful tool, it has its limits. It does not require the seller to disclose:
Future neighbourhood developments or construction plans
Traffic, street noise, or nearby businesses
Disputes with neighbours
Anything the seller is genuinely unaware of
Because of these gaps, always take the time to read the PDS carefully, compare it with your inspection report, and ask questions about anything that seems unclear.
🔍 Why Reviewing the PDS Is So Important
The PDS acts as a window into a home’s history — showing potential red flags or confirming that key systems have been well maintained.
For buyers, it can help:✅ Identify potential risks before writing an offer✅ Compare what’s disclosed against the inspection findings✅ Strengthen your negotiation position if issues are uncovered✅ Protect you from surprises after closing
Your Realtor can request a copy of the PDS before you make an offer, or you can include a condition in your offer that it be reviewed as part of your due diligence.
💡 Pro Tip: Don’t Skip the Legal Review
While Realtors can help explain the contents of a Property Disclosure Statement, it’s strongly recommended that you seek independent legal advice if you’re uncertain about what’s disclosed — especially when it involves water damage, structural issues, or renovations done without permits.
Your lawyer can help you interpret the form correctly and ensure you’re protected before you remove conditions or finalize your offer.
📣 Final Thoughts
A Property Disclosure Statement isn’t just a form — it’s an essential tool that helps buyers make smarter, safer, and more informed decisions.
It gives you a glimpse into a home’s past, helps you identify potential risks, and supports you in making a confident offer. But remember: a PDS should always be reviewed alongside your inspection and other due diligence documents to get the full picture.
If you’d like guidance on how to interpret a Property Disclosure Statement or you’re planning to buy a home in the Vancouver area, I’d love to help you navigate the process with confidence.
Erin Price Emery
Contact me: erin@priceemery.com
Call or text: 604-767-7725
Explore homes for sale in Vancouver and other areas at listitvancouver.com
