Pre‑Listing Checklist For Charlestown Coastal Sellers

Selling on the Charlestown coast comes with extra moving parts. You are balancing shoreline questions, flood maps, and septic or well details while trying to hit the market on time. This guide gives you a clear, local checklist so you can answer buyer questions with confidence and avoid last‑minute delays. Let’s dive in.

Why Charlestown coastal listings need extra prep

Charlestown’s shoreline and salt ponds have seen storm erosion and ongoing breachway work, which shapes buyer expectations and risk questions. The widely discussed Charlestown Breachway repairs highlight how coastal dynamics influence access and shoreline conditions reported by CRMC. Many homes rely on private wells and onsite septic systems, so water quality and wastewater status are central during a sale per the town’s wastewater program. Flood zones, permits near tidal waters, and insurance can also affect financing and timing, so it pays to prepare early.

Your pre‑listing legal must‑haves

Rhode Island seller disclosure form

You must provide buyers with the state real estate sales disclosure before signing a purchase agreement. This covers known conditions, easements, and available surveys, and requires buyer acknowledgment in the contract per Rhode Island law. Collect supporting documents now so your disclosure is complete.

Lead‑based paint for pre‑1978 homes

If your home was built before 1978, you must give buyers the federal lead pamphlet, disclose known lead information, share any reports, and include the required contract language. Buyers get a 10‑day window to test unless they waive it under the EPA/HUD rule.

Septic or cesspool status

Confirm whether the property is served by a compliant septic system or a cesspool. Rhode Island law generally requires inspection and, if a cesspool exists, replacement within 12 months of sale, so plan timing and estimates in advance see the statute. Charlestown maintains OWTS records through its municipal program.

Flood zone and insurance documents

Identify your FEMA flood zone and gather any elevation certificates, Letters of Map Change, and claim history. Lenders may require flood insurance in certain zones, which can impact buyer costs and decisions. Create a simple map packet using the FEMA Flood Map Service Center FIRMette tool.

CRMC permits and shoreline access

If your property lies on or near a coastal feature or within 200 feet of tidal waters, many changes and shoreline structures require a CRMC permit. Disclose past or pending permits and any known public access or rights‑of‑way affecting your lot CRMC permit guidance and lateral shoreline access basics.

Inspections and documents to order now

Smart pre‑listing inspections

• Whole‑house inspection to identify safety, structural, and system issues before buyers find them. Industry guidance shows this keeps you in control and reduces renegotiations per NAR.
• OWTS or cesspool inspection with records from RIDEM or the town, plus next steps if a cesspool exists state statute.
• Well water testing if applicable, including bacteria and nitrate. Many buyers also request radon in water.
• Flood documentation, including your FEMA zone and any elevation certificate FEMA MSC.
• Specialty tests when relevant, such as lead for older homes or mold for homes with moisture history EPA lead rule.

Documents to collect and share

• Deed and legal description, recent tax bill, any survey or plat, and recorded easements or restrictions.
• Copies of permits and approvals, including CRMC, RIDEM, and local building permits.
• HOA documents or leases if the property is part of an association or is tenant occupied.
• Surveys and easements in your possession are among items sellers are expected to provide under Rhode Island law 2024 updates.

Coastal‑focused repairs and presentation

• Address roof, flashing, gutters, and drainage so water moves away from the foundation. Salt air can speed up corrosion, so check deck connectors and exterior fasteners.
• Freshen exterior paint and trim, and service HVAC. Use dehumidifiers if needed to keep interiors dry and odor free.
• Prioritize fixes that affect safety, insurance, or loanability before cosmetic items. Use your inspection report to rank what to do first.
• Do not repair or add seawalls, dune work, or docks without a CRMC permit. Assemble past permits and contractor records for any shoreline work CRMC guidance.

Build a buyer‑facing coastal facts folder

Create a simple packet you can email or hand out at showings. Include:

• FEMA zone map and any elevation certificate
• OWTS or cesspool inspection and approvals
• Well water test results
• CRMC permit history and shoreline notes
• Survey and easement documents
• Photos of any storm impacts and permitted repairs

Timeline to get market‑ready

1. Gather deed, survey, tax bill, and permit history so your disclosures are accurate.
2. Order OWTS or cesspool inspection and confirm status because timelines can affect closing.
3. Run your FEMA flood check and assemble elevation or insurance documentation if available.
4. Consider a pre‑listing home inspection to prioritize essential repairs supported by NAR.
5. Assemble your coastal facts folder so buyers get answers upfront and you avoid delays.

Local resources

• Town of Charlestown Building and Zoning for permits and floodplain questions
• Charlestown On‑Site Wastewater Management Program for septic and OWTS records
• Rhode Island Coastal Resources Management Council for permits and shoreline access
• FEMA Flood Map Service Center for official flood maps and FIRMettes
• EPA and Rhode Island materials on lead disclosures for pre‑1978 homes

Ready to list with confidence in Charlestown?

If you prepare these items before day one, you reduce surprises and protect your bottom line. You will also give buyers the clarity they need to move forward faster. If you want a proven, coastal‑savvy listing process backed by targeted marketing and transparent communication, connect with Devin Sheehan to get started.

FAQs

What should Charlestown coastal sellers disclose about flood zones?

• Share your FEMA flood zone, any elevation certificate, and known flood history so buyers and lenders can assess insurance and risk using the FEMA Map Service Center.

How do cesspool rules affect a Charlestown home sale?

• If a cesspool serves the property, Rhode Island law generally requires inspection and replacement within 12 months of sale, so confirm status and line up estimates early.

Do I need CRMC approval for shoreline work before listing?

• You must disclose past permits, and most work on coastal features or within 200 feet of tidal waters requires CRMC review, so gather records and avoid unpermitted work.

What documentation helps buyers understand my shoreline location?

• Provide a FEMA map printout, elevation certificate if available, CRMC permit history, survey with easements, and photos of any storm impacts and permitted repairs.

What inspections help a Charlestown coastal home sell smoothly?

• A pre‑listing home inspection, OWTS or cesspool inspection, well water testing if applicable, and flood documentation reduce surprises and speed up negotiations.

How should I handle lead disclosures for an older home in Charlestown?

• If your home was built before 1978, give buyers the federal lead pamphlet, disclose known information, share reports, and include the required contract language.