The date the contract is signed. Use today's date — never leave blank or pre-date.

Full street address, city, county, state, zip code, and legal description. The legal description comes from the county records or abstract — do not guess at this.

Full legal name(s) of all owners. If the property is owned jointly, all owners must be listed and must sign. If owned by a trust or estate, list the trust/estate name and the authorized person.

The licensed real estate company name.

The listing period. Typically 6–12 months for residential property. The contract automatically terminates at closing or at the end date, whichever comes first. Can only be canceled early by written mutual agreement.

The price Seller wants to list the property for. This is determined by a Comparative Market Analysis (CMA). Write out the full dollar amount — no abbreviations.

If "No," the listing will NOT appear on any public-facing websites like Zillow, Realtor.com, etc. Only select "No" if Seller specifically requests privacy.

If "No," the address is hidden on public sites — buyers can see the listing but not the address. Rare use case, typically for celebrity or high-privacy clients.

AVMs (like Zestimate) appear next to the listing on IDX/VOW sites. Some sellers dislike them because they may undervalue the property. Seller can opt out by selecting "No."

Allows public comments to be attached to the listing on VOW/IDX sites. Selecting "No" prevents this.

This section determines whether Vision Realty will offer compensation directly to cooperating (buyer's) brokers through the MLS. Post-NAR settlement (2024), the standard approach is to have buyers negotiate this in their Purchase Agreement rather than through the MLS.

Seller chooses who arranges the closing. Vision Realty defaults to "Seller directs Broker to arrange for a qualified closing agent."

Seller must declare whether they are a "foreign person" for tax purposes. For most MN/ND sellers, the answer is IS NOT.

ALL owners of the property must sign. The licensee signs on behalf of the brokerage. Collect marital status for each seller — this affects who must sign the deed at closing.

Did the Seller buy (Acquire) the property or build it? Check one and fill in the date.

Abstract, Registered (Torrens), or Unknown. Most Cass/Clay County ND properties are abstract. Minneapolis suburban areas often have both. Check the prior title work if unsure.

Sellers must disclose flood zone designation, current flood insurance, and any prior FEMA claims. This is increasingly important as premiums rise significantly.

Age of roofing material on home AND garage/outbuildings. This is one of the first things buyers ask about.

8 separate checkboxes covering cracks, drain tile, flooding, foundation problems, leakage, sewer backup, wet floors, and other. Any "Yes" requires written details.

Water softeners, propane tanks, security systems, and TV satellite dishes are often rented. These items do NOT automatically convey with the sale. Buyer and Seller must agree on what happens to rented equipment.

If a septic system exists, Seller checks "DOES" and must also complete the separate Disclosure Statement: Subsurface Sewage Treatment System form.

If a well exists, Seller must also complete the separate Disclosure Statement: Well. Required by MN Statute 103I.235.

Covers asbestos, mold, formaldehyde, hazardous waste, underground storage tanks, lead, soil problems, and vapor intrusion. Any "Yes" requires written explanation.

Seller(s) sign at the time of listing, confirming the information is true and accurate to the best of their knowledge.

Buyer acknowledges receipt at the time of signing the Purchase Agreement. This does NOT mean Buyer agrees with everything in the disclosure.

All wells constructed after January 1, 1975 were assigned a unique number. Seller should have this in their property records. If unknown, contact the well contractor or search the MDH Well Index online.

IN USE — operated daily, seasonally, or for irrigation/fire. NOT IN USE — not sealed but not used. SEALED — licensed contractor completely filled the bore hole with grout. A "capped" well (just a cap on top) is NOT sealed — it's "NOT IN USE."

If the well serves multiple properties, disclose how many properties, who manages it, and if there's a maintenance agreement and annual fee.

Septic Tank with drain field, mound system, seepage tank, or sealed holding tank. Check all that apply and indicate on the Location Map.

When installed, installer name/phone, tank size, when last pumped, how often pumped, drain field location and size. Pumping receipts are helpful to attach.

Number of people using the system, showers/baths per week, laundry loads per week. This helps buyers understand if the system is sized appropriately for their family.

Check whether the map shows: Subsurface Sewage Treatment System, Well, and/or Methamphetamine Production Area.

Draw a simple overhead view of the property. Show the house, garage, driveway, road, and the location of the well/septic with approximate distances. It does not need to be to scale — just clear enough for a buyer to understand layout.

The asking price. Written in the form "$ ___________".

North Dakota has significant mineral rights activity. Seller must indicate whether minerals are included, excluded, or unknown. This has significant value implications — always ask and document.

A detailed list of what conveys with the property. The form pre-lists standard items (appliances, fixtures, etc.). Sellers must specifically list any exclusions — items they want to take with them.

Seller consents to a lockbox being placed on the property. Vision Realty defaults to using a lockbox. Seller can decline — note location in the blank provided.

If any audio/video surveillance is active on the property, Seller MUST post notice at entry points. Broker must disclose this to all parties. MN and ND both restrict recording without consent.

Seller warrants all appliances, heating, AC, wiring, and plumbing to be in working order on the date of closing — EXCEPT for items listed here. If something is broken, exclude it explicitly.

Three options: (1) Offer a set amount, (2) Invite buyers to include their broker comp request in the Purchase Agreement, or (3) Decline to offer. Vision Realty's default is to let buyers request in the offer.

If within this many days after the listing expires, Seller sells to someone who was shown the property or showed interest during the listing period, Vision Realty is still owed commission.

If Appointed Agency doesn't apply or isn't available, Seller decides whether to accept dual agency. Vision Realty defaults to accepting dual agency.

If an entity or trust is buying the property, new federal FinCEN reporting requirements may apply. This is a disclosure to Seller — consult legal/tax professionals if entity buyers are involved.

Is the property on a public road, private road, or public road not maintained? Gravel township roads in ND are often "public not maintained" — meaning the public owns the road but there's no maintenance budget. This matters for buyers who want paved access.

Separate fields for home and garage/outbuildings. ND hailstorms are frequent — ask about any insurance claims for hail damage to roofs.

ND form specifically asks about plumbing, electrical, heat, and gas rough-ins for future amenities (wet bar, hot tub, generator, etc.). These are selling features — make sure sellers answer Yes and explain.

Many rural ND properties have a Rural Water District membership instead of a private well. This membership often transfers with the property. Seller must provide membership transfer information.

Sellers list gas, electric, water, and trash providers plus average monthly costs. This is extremely useful data for buyers budgeting for ownership. Encourage sellers to provide accurate averages from their utility bills.

ND allows a market value exclusion for home improvements that reduces property taxes. This exclusion terminates upon sale, which means the buyer's taxes will likely be HIGHER than the current owner's. Buyers must be informed of this.

ND's form includes a specific column for when the well was last tested for contaminants. If test results are available, they must be attached.

If a shared well agreement exists, it must be attached. Buyers should know who manages it and what the annual fees are.

Is the system in compliance? Many older ND systems are not up to current code. "Unknown" is an acceptable answer, but it should prompt buyers to include a septic inspection contingency.

Minimum separation distances are required by ND law. Typically wells must be at least 50 feet from septic tanks and 100 feet from drain fields, but this varies by county.

Represents and owes fiduciary duties exclusively to the Seller. Must still disclose material facts about the property to Buyers. If working with a buyer as a customer (not client), must put Seller's interests first.

Represents and owes fiduciary duties exclusively to the Buyer. Can be paid by Seller without changing who they represent. Must disclose material facts to Buyer.

Assists both parties but represents neither. Owes only confidentiality — no loyalty, obedience, disclosure, care, or accounting duties. Must still be honest and disclose material facts. Least common in MN residential transactions.

ND explicitly defines "Customer" as a party NOT represented by a broker. Brokers owe customers honesty, disclosure of adverse material facts about the property, but NOT the full fiduciary duties they owe clients.

A broker working with a buyer as a customer but representing the seller (listed with a different brokerage). The buyer is NOT represented — they should be aware their agent is working for the seller.

ND limits agency in important ways: agents must disclose if a party doesn't intend to perform; knowledge of one agent in a brokerage is NOT imputed to another (unlike MN); and agents are not required to independently verify third-party statements.

Always "Vision Realty" — pre-filled on our templates.

Start date and end date. Typically 90–180 days. End date triggers the 72-hour list requirement — within 72 hours of expiration, broker must give buyer a written list of properties shown, which preserves the commission tail.

What type of property is Buyer looking for? Check all that apply. Vision Realty's template defaults to all types checked — modify as appropriate for the specific buyer.

Buyer's choice for who arranges closing. Vision Realty defaults to having Broker arrange closing services.

Vision Realty charges a $399 transaction fee on the buyer side as well. This is listed in the "OTHER" section of the Buyer Representation Contract.

Just as with the Seller listing agreement, Buyer can accept or decline Appointed Agency. Vision Realty defaults to accepting Appointed Agency, which protects Buyer in in-house transactions.

ND's buyer rep specifically warns buyers that properties may be under video/audio surveillance, and it may not always be disclosed. Remind buyers to be mindful during showings.

Vision Realty's $399 transaction fee applies on the buyer side for ND transactions as well.

Full legal name(s) of all buyers. Exactly as it will appear on the deed. If taking title in a trust or LLC, use the trust/LLC name and have the authorizing documents ready.

Full address AND the legal description — pull from the MLS, county records, or the listing contract. Must be precise — this defines exactly what is being purchased.

The MN PA has an extensive list of auto-included items: garden bulbs, sheds, playsets, storm windows, window coverings, ceiling fans, garage door openers, smoke detectors, all built-in appliances, integrated home automation systems, and more. Read this list carefully with sellers.

Write out in words AND numbers. The percentage breakdown: cash % + mortgage % + other financing % = 100%.

The specific date by which closing must occur. Discuss with Buyer's lender before writing the offer — FHA/VA loans typically need 45+ days; conventional can sometimes close in 30. Never pick a date without confirming with the lender.

Check all that apply: Conventional, DVA (VA), FHA, USDA Rural Development, or Other. The loan type affects escape clauses, seller-paid fees, and appraisal requirements.

Maximum loan term (typically 30 years) and maximum interest rate. Don't lock in a rate so low that any realistic rate will cancel the deal, but don't set it so high it's meaningless. Coordinate with the buyer's lender.

Maximum amount Seller agrees to spend on repairs required by the lender's appraisal. If repairs exceed this, Seller can negotiate, make them anyway, or cancel.

Amount Seller agrees to pay toward Buyer's closing costs, title fees, prepaids, etc. Common in buyer's markets or when Buyer needs help with cash to close. There are limits per loan type (FHA max 6%, conventional varies by LTV).

Taxes are typically prorated to the date of closing — Seller pays their share, Buyer pays theirs. Vision Realty's template defaults to "PRORATED FROM DAY OF CLOSING" for Buyer and "PRORATED TO DAY OF CLOSING" for Seller.

There are multiple assessment categories: deferred taxes (Green Acres), certified installments, other levied assessments, and pending assessments. Each has different default options. Vision's template: Seller pays deferred taxes, installments prorated, buyer assumes levied and pending.

Seller warrants the property's connection to city sewer and city water (YES or NO each). Also must confirm if there is or isn't a well or subsurface sewage system.

Seller must certify whether they are or are not a foreign person. This certification survives closing.

The ND PA explicitly states it is governed by ND law and any legal actions must be filed in the county where the property is located. This matters if a dispute arises after closing.

ND earnest money is delivered to the Listing Broker (or specified holder) and deposited per ND Century Code. Vision Realty's template defaults to EFT/ACH delivery and delivery to Listing Broker.

Each contingency in the ND PA must be initialed by BOTH Buyer and Seller, with a deadline date. This two-party initial requirement provides better clarity and enforceability than MN's approach.

ND law: minerals transfer with the surface estate by default UNLESS specifically excluded. If Seller reserves mineral rights, check the box and note it. Buyers should seek independent legal counsel before final acceptance regarding mineral rights.

Seller warrants they will disconnect or discontinue access to all internet-connected devices (smart thermostats, cameras, doorbells, smart locks) by possession date. This is a newer provision on both MN and ND forms — important for smart home properties.

Seller warrants the property's connection status to city sewer, city water, well, and rural water. Each must be checked YES, NO, or (for sewer) PRIVATE. Vision's template shows a city property: City Sewer YES, City Water YES, Well NO.

List the date of the original Purchase Agreement and the names of Seller and Buyer exactly as they appear in the PA.

Set a specific date AND time for the counteroffer to expire. Typically 24–48 hours. After this time, the counteroffer is void and cannot be accepted.

"The Final Acceptance Date is the date on which the fully executed Purchase Agreement is delivered." All timelines in the PA begin from this date. Note it carefully on the signed document.

New purchase price. If FHA, also update the FHA escape clause price to match.

Seller can counter with a different buyer broker comp than what was offered in the PA. This is a negotiable term in every offer.

Any terms not covered by the checkboxes can be written in — inspection contingency changes, personal property, repairs to be completed, etc.

Seller checks ONE: (A) No knowledge of lead-based paint hazards, OR (B) Has knowledge and has provided all available records. If B, list and attach all documents.

Buyer must: (1) confirm receipt of information, (2) confirm receipt of the "Protect Your Family from Lead" pamphlet, and (3) choose between waiving OR taking the 10-day inspection opportunity.

The real estate licensee (that's you) certifies they informed Seller of their obligations and is aware of their responsibility to ensure compliance. Both the listing agent AND buyer's agent sign.

ND's form requires Buyer to initial 3 separate acknowledgments: (1) received copies of information, (2) received or NOT received information on lead hazards, and (3) received the "Protect Your Family" pamphlet. Each line must be initialed.

Same as MN — agent certifies they informed Seller of obligations and are aware of their compliance responsibility.

Before wiring ANY funds: Call the intended recipient directly using a phone number you looked up independently (NOT from an email). Confirm the exact wire routing and account numbers verbally before wiring.

(1) Call your bank immediately — there may be a short window to recall the wire. (2) Notify your closing agent and real estate licensee. (3) File a complaint at IC3.gov (Internet Crime Complaint Center).

Collect signatures from all parties at the listing appointment AND at the time the Purchase Agreement is signed. Both Buyer and Seller should sign.

Three possible sources: From Listing Broker (cooperative comp through MLS), From Seller (direct), From Buyer/Tenant (direct). Check all that apply and fill in the percentage or dollar amount for each.

Buyer acknowledges receipt before signing any purchase offer. Keep this in the transaction file.