An agent ran up to me and said... "Should I disclose this?"
What do you think my answer was?
In my humble opinion, if you have to ask the question "Should I disclose this" then you probably should. This goes for sellers and agents.
You should make it a practice (and we all know this...) to disclose any item that could affect the value and/or desirability of the property in the minds of the buyer. So when you look at it that way, it pretty much covers everything. If you don't have it disclosed, then the buyer will probably find out about it from the neighbor anyways... And that opens up a whole new can of worms...
In most states, if the seller has to re-disclose something that they knew about and did not disclose previously, then the buyer may have the option to cancel the contract even AFTER they removed their contingencies.
So error on the side of redundancy and disclose disclose disclose!
What do you think? Are there times that you didn't disclose and you wish you did? (or the seller wished they had?)