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GCAAR

Greater Capital Area Association of Realtors®

Related Resources

Strategies for Negotiating Escalation Clauses

Strategies for Offer Preparation and Presentation

Numbering Guide

800: Administrative - These include forms for agreements between brokers or third parties.

900: Resale Listings - All forms and disclosures used as part of listing a property, and which originate from the Listing Broker and/or Seller.

1000: Agency Forms

1200: Rentals - All forms for listing for rent or leasing to a tenant.

1300: Resale Sales Contracts - All contracts, forms and disclosures, which make up a contract (or are addenda to a contract) and which originate from the Buyer's Broker or Buyer's Agent.

1600: New Homes - All forms for new homes being listing for sale or contract addenda for new homes purchase.

Real Estate Forms

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Explanation of Changes

See the explanations of changes to Montgomery County and Washington, DC forms.

2017

GCAAR Forms Updates July 3, 2017 

All Applicable Montgomery County and District of Columbia GCAAR Forms. 

The 9 p.m. deadline was changed to 6 p.m. consistently throughout all applicable GCAAR Forms. In addition, the 8 p.m. deadline was changed to 6 p.m. in Section 4 -Final Inspection of GCAAR Form 1309: Post-Settlement Occupancy Addendum

GCAAR Form 904: HOA Seller Disclosure / Resale Addendum MoCo,
GCAAR Form 921: Condo Seller Disclosure / Resale Addendum DC, and 
GCAAR Form 922: Condo Seller Disclosure / Resale Addendum MoCo


Certain conforming protocol and technical amendments (including headings and parking), were made to the forms to ensure they conform to other GCAAR forms, as well as to each other. 

GCAAR Form 911: Inclusions / Exclusions
Overall, the Form was reformatted and simplified.
Leased items are now better reflected on the Form.
Yes / No boxes were removed to simplify the Form. Now there are only checkboxes.
The items were re-categorized for ease of use and to better group items together.
The provisions now have headings that more accurately reflect their purpose.

GCAAR Form 920: Listing Agreement for Unimproved Real Property
This Form was updated to conform entirely with updated GCAAR Form 1306: Unimproved Real Property Sales Contract

GCAAR Form 924: Co-operative Seller Disclosure / Resale Addendum for Maryland and the District of Columbia
It was brought to the attention of the Forms Committee by attorneys focused on co-ops, that our current form is currently outdated and is in need of a number of corrections. The form was updated accordingly. 

Main changes include:
Heading was updated
The Form is now 'required' as opposed to 'recommended'
Parking section was updated

Paragraph A in Section 4, "Seller's Representation" was updated as follows:
Seller is presently a member of the Co-operative and the owner of the Proprietary Documents (to include, but not limited to, shares of stock and proprietary lease, perpetual use and equity contract, co-operative ownership contract or other documents hereinafter referred to as the proprietary documents) and has full right and authority to sell, transfer and assign same free and clear of all liens, security interests and encumbrances except as disclosed in this Contract or any signed Additional Provisions Addendum attached hereto.

Paragraph D in Section 5, "Co-Operative Documents and Statements" was added:
A. The Co-operative application for approval along with a list of supporting documents and information as may be required, and submission instructions.

In Part II, Section 2 was updated as follows:
1. Ownership CONTRACTING PARTIES: Paragraph is amended to provide the Proprietary Documents (to include, but not limited to, shares of stock and proprietary lease, co-operative ownership contract or other documents hereinafter referred to as the proprietary documents) are to be executed and delivered in lieu of the Deed.

The property, and everything that conveys with it, will be sold free of liens except for any loans assumed by Buyer. Seller will sign any affidavits, lien waivers and other documents as may be required by the Lender, Settlement Agent, or government authority, and authorizes the Settlement Agent to obtain pay-off or assumption information from any existing lenders. The manner of taking ownership may have significant legal and tax consequences. Buyer is advised to seek the appropriate professional advice concerning the manner of taking ownership. Unless otherwise agreed to in writing, Seller will pay any special assessments and will comply with all orders or notices of violations of any county or local authority, co-operative or actions in any court on account thereof, against or affecting the Co-operative on the Settlement Date. The parties authorize and direct the Settlement Agent to provide a copy of the Closing Disclosure to Seller, Buyer, Listing Company, Selling Company, Co-operative, Relocation Company and/or any third-party payees reflected on the Closing Disclosure.

In addition to conforming changes, the following sentence was added to the "Recognition Agreement" Section in Part II:
The Aztec form of recognition agreement is not approved for Maryland and DC

Co-operatives.
In Part II, Section 6 was updated as follows (with certain other minor grammatical changes):
CO-OPERATIVE APPROVAL AND GOVERNING DOCUMENTS: This Contract is conditioned upon Buyer being approved for membership and occupancy by the Board of Directors of the Co-operative, whether an individual or a Trust. It is the responsibility of Buyer to obtain such approval. Buyer agrees promptly to prepare and to present to the Co-operative an application for approval within 14 days of receipt of Co-operative Documents, with such supporting documents and information as may be required, and Buyer agrees that failure to do so shall give the Seller the right to terminate this Contract in accordance with the paragraph labeled DEFAULT. Buyer understands that approval is solely the decision of Board of Directors of the Co-operative and Buyer agrees that neither Seller nor any of the Agents shall be liable for the action or non-action of the Board of Directors in connection therewith. If approval is denied, the Deposit shall be returned to Buyer promptly, without deductions, and this Contract thereafter be of no further force or effect. If approval is delayed, the time herein specified for Settlement by Buyer shall be extended for the period necessary for such action. If delay is longer than 30 days, buyer may declare this contract null and void. This sale is subject to the terms of the certificate of incorporation; by-laws, rules and regulations of the Co-operative, the assigned Proprietary Documents and this Contract and signed addendum attached hereto (if any).

GCAAR Form 1306: Unimproved Land Sales Contract
The Form was updated and reformatted to reflect the new provisions of the GCAAR Sales Contract. Provisions that were unnecessary were deleted and language that was outdated was technically updated. The revised Form is overall shortened and more concise. 

EPA Lead Brochures
EPA released a new June 2017 "Protect Your Family From Lead in Your Home" brochure. This was updated accordingly. 

Montgomery County Lease Summary
The latest version of the "Montgomery County Rental Lease Summary" was added to the library.

Click here to view the July 3 form update changes in PDF format.

GCAAR Forms Updates June 21, 2017

GCAAR Form 910: Listing Agreement for Improved Real Property and Co-Ops & GCAAR Form 1341, Buyer Agency Agreement
•       Understanding Whom Real Estate Agents Represent was deleted from both GCAAR Form 910 and GCAAR Form 1341 as an automatically-required form.

Additional changes to GCAAR Form 910:
•       Carbon Monoxide Detector Requirements were added to Paragraph 18, Smoke Detector Requirements, to adhere to DC’s requirements.  Learn more about DC’s Smoke Detector and Carbon Monoxide Detector Requirements here.

•       Paragraph 21, Federal Tax Reporting/Withholding Section, was updated to adhere to revised Foreign Investment Real Property Tax Act Withholding  requirements from 10% to 15%.

GCAAR Forms 1205, 1210, and 1226, have now all been amended to adhere to the requirements for the new Montgomery County rental law (Bill 19-15, Landlord-Tenant Relations).

GCAAR Form 1205: Residential Lease, Montgomery County
Additional modifications were made in Paragraph 41, regarding acknowledgement of lead law-related information.

GCAAR Form 1210: Montgomery County Lease Rental Lease Renewal Amendment
•       The title was changed
•       The renewal notice period was changed from 60 to 90 days
•       The rent increases section was modified
•       There are now one year and two year extension options.

GCAAR Form 1226: Single Family Rental Property in Montgomery County Addendum (previously updated)


If you are engaged in the business of managing rental properties, we also highly encourage you to visit the Montgomery County Department of Housing and Community Affairs’ Landlord/Tenant Relations website here and read their overview of the new law here.

Click here to view the June 21 form update explanations in PDF format.


GCAAR Forms Updates April 1, 2017

GCAAR Form 1205: Residential Lease, Montgomery County and GCAAR Form 1226: Single Family Rental Property in Montgomery County Addendum 

Both GCAAR Forms 1205 and 1226 were amended to adhere to the requirements for the new Montgomery County rental law (Bill 19-15, Landlord-Tenant Relations). If you are engaged in the business of managing rental properties, we also highly encourage you to visit the Montgomery County Department of Housing and Community Affairs' Landlord / Tenant Relations website here and read their overview of the new law here.

GCAAR Form 1205: Residential Lease, Montgomery County
In Paragraph 10, information was added to allow repairs by tenant if County inspection found repair a safety issue whereby Landlord has not done repair.

In Paragraph 19D, information was added regarding the 72-hour notice requirement from landlord for inspection from Housing Code Enforcement.

In Paragraph 34A, information was added regarding cancellation leases due to reasonable cause beyond Tenant's control, including domestic violence, senior citizen, incarceration or mental health issues.

In Paragraph 36, additional information was added to adhere to the requirement of 90 days notice for rental increases.

In Paragraph 42, information was added regarding the Summary of Tenants' Rights and Responsibilities. [Note: There will be an updated version of this Summary available from DHCA in June 2017. GCAAR will be updating its library once the updated Summary is available. Until then, we have been advised by DHCA to use the current Summary on their website.]

In Paragraph 43, information was added regarding the Landlord-Tenant Handbook requirements.

GCAAR Form 1226: Single Family Rental Property in Montgomery County Addendum
In Paragraph 5, additional language was added regarding the new two-year lease renewal option requirement.

GCAAR Form 1210: Rental -
Rental Increases and Lease Extensions Addendum
Please be advised GCAAR's Property Management Committee is in the process of reviewing GCAAR Form 1210, for any conforming changes that may be needed.

GCAAR Condominium Disclosure and Addendum Forms 921 (DC) and 922 (Montgomery County) 

Technical Note:
GCAAR Condominium Disclosure and Addendum Forms 921 (DC) and 922 (Montgomery County), currently on GCAAR's website, reflect Paragraph 3 below. Please ensure you are using the correct form. 

3. MANAGEMENT AGENT OR AUTHORIZED PERSON: The management agent or person authorized by the Condominium to provide information to the public regarding the Condominium and the Development is as follows:
Name: ___________________________ Phone: __________________________
Address: __________________________________________________________

View the April form update explanations in PDF format.

 


GCAAR Forms Updates February 1, 2017

GCAAR Form 900: Regulations, Easements and Assessments (REA)

The Radon Provision of the REA was updated to more clearly reflect the requirements of the law, including Montgomery County Department of Environmental Protection website information.

GCAAR Form 907B: Lead Paint - Federal Disclosure of Lead-Based Paint and Lead-Based Paint Hazards for RENTALS

The Form was amended to adhere to the federal lead requirements more specifically for rentals.

The columns that separated "The Landlord's Disclosure" and the "Tenant's Acknowledgment" were eliminated.

Under "Tenant's Acknowledgment" extra vertical lines for initials were added.

GCAAR Form 921: Condo Seller Disclosure / Resale Addendum DC and GCAAR Form 922: Condo Seller Disclosure / Resale Addendum Montgomery County

The following two technical changes were made under "Parking and Storage" on both forms:

[  ] Parking Space #(s) ____________________ and it [  ] is [  ] is not Separately taxed.(Conveyed by Deed removed)

If Separately taxed: (Conveyed by Deed removed): Lot _____________ Square _____________, Lot _____________ Square _____________

[  ] Storage Unit #(s) ____________________ and it [  ] is [  ] is not Separately taxed. Conveyed by Deed.

If Separately taxed: (Conveyed by Deed removed): Lot _____________ Square _____________, Lot _____________ Square _____________

The changes are technical and the reasoning behind the change is that parking often does not correctly appear in the deed: it is critical to look at the actual tax records.

GCAAR Form 1221: Residential Lease

The Form was updated to adhere to DC's recently passed "Rental Late Fee Amendment Act of 2016." Changes were made in paragraph 4 (Additional Charges) only. A sentence was changed to show that a late charge was due thirty days from the date assessed. Additionally, since the law specifically states that the 5-day late period is, in fact, a 'grace period,' the language specifying that it is not a grace period was removed.

. . . Tenant must pay Landlord, in addition to the rent, a late charge in the amount of five percent (5%) of the monthly rent. However, the five (5) day late period is only for the assessment of late fees, NOT a grace period, and the rent is due and payable on the first of each month. The late charge is due thirty (30) days from date assessed. Such payment is not a waiver of the requirement that rent is due on the first day of the month. . . .

GCAAR Form 1330: FHA Financing Addendum and GCAAR Form 1338: VA Financing Addendum

Both the FHA and VA Financing Addenda were updated to directly correlate / conform to the recently updated Conventional Financing Addendum.

GCAAR Form 1332: Addendum of Clauses A

The word "contingency" was changed to "right" in the Home Inspection Contingency Section (see below). The intent is that should someone begin to negotiate under paragraph A, the rights under B would be terminated, but you would still have the right to negotiate under A. By changing "contingency" to "right" in these paragraphs, clarity in language is effectuated.

[  ]   A. RIGHT TO NEGOTIATE: This right (contingency removed) will terminate . . .

[  ]   B. RIGHT TO CANCEL: This right (contingency removed) will terminate . . .

GCAAR Form 1337: Financial Information Sheet

Overall, the Form has been significantly shortened and tightened to omit any information that is not essential to the purpose of the Form. All extraneous information has been deleted.

The Contact and Employment questions on the Form have been shortened.

GCAAR Form 1342: Notice to Buyer and Seller of Buyer's Rights and Seller's Obligations Under Maryland's Single Family Residential Property Condition Disclosure Law and GCAAR Form 1359: Conservation Easement Addendum 

Both required forms are available on both GCAAR and zipForm, now with a GCAAR header. These forms, which directly state the requirements of the law, previously had

2016

GCAAR Form Changes - October 1, 2016

Form #917B: Lead Paint - DC Disclosure Form

Form #1003: Understanding Whom Real Estate Agents Represent

Form #1004: Consent for Dual Agency

Form #OHDF: Open House Disclosure Form NEW!

GCAAR Form Changes - September 12, 2016

Form #900: Regulations, Easements and Assessments (REA) Disclosure and Addendum

GCAAR Form Changes - August 22, 2016

Form #914: Seller's Estimated Costs Worksheet

Form #1313: Jurisdictional Disclosure and Addendum to the Sales Contract for Washington, DC

Form #1336: Buyer's Estimated Settlement Costs

GCAAR Form Changes - July 8, 2016

Form #917: Lead Paint - DC Disclosure  Replaced by 917A and 917B

Form #917A: Lead Paint - DC Disclosure Instructions  NEW!

Form #917B: Lead Paint - DC Disclosure Form  NEW!

Form #1301: GCAAR Sales Contract

Form #1317: Release Agreement

Form #1332: Addendum of Clauses 'A'

Form #1344: Home Inspection Notice and / or Addendum

Form #1352: Conventional Financing Addendum

Form #1362: Short Sale Addendum

GCAAR Form Changes - February 15, 2016

Form #914: Seller's Estimated Costs Worksheet

GCAAR Form Changes - February 1, 2016

Form #907: Lead Paint - Federal Disclosure  Replaced by 907A and 907B

Form #907A: Lead Paint - Federal Disclosure for SALES  NEW!

Form #907B: Lead Paint - Federal Disclosure for RENTALS  NEW!

Form #909: Montgomery County Jurisdictional Addendum to the Listing Agreement

Form #910: Listing Agreement for Improved Real Property

Form #914: Seller's Estimated Costs Worksheet

Form #1309: Post-Settlement Occupancy Addendum

Form #1314: DC Tenancy Addendum

Form #1357: City of Takoma Park, Maryland Disclosures

Form #1361: Agricultural Reserve (AR) Zone Disclosure

Summary of Form Changes - January 2016 First Week

Form #909: Montgomery County Jurisdictional Addendum to the Listing Agreement

Form #1301: GCAAR Sales Contract

Form #1322: Montgomery County Jurisdictional Addendum to MAR Sales Contract

Form #1341: Buyer Agency Agreement for Maryland and Washington, DC

2015

Summary of Changes to Forms and New Forms - October 2015

Form #900: Regulations, Easements & Assessments, Montgomery County  NEW!

Form #911: Inclusions / Exclusions Disclosure and / or Addendum  NEW!

Form #940: Title Insurance Notice and Addendum  Deleted & Incorporated into #1301

Form #1301: GCAAR Sales Contract  NEW!

Form #1312: Montgomery County Jurisdictional Addendum to GCAAR Sales Contract  NEW!

Form #1322: Montgomery County Jurisdictional Addendum to MAR Sales Contract  NEW!

Form #1313: DC Jurisdictional Addendum to GCAAR Sales Contract  NEW!

Form #1332: Addendum of Clauses 'A'  NEW!

Form #1339: Addendum of Clauses 'B'  NEW!

Financial Addenda (Form #s 1330, 1338 & 1352)  Revised!

Summary of Changes to Forms and New Forms - August 2015

Form #910: Listing Agreement for Improved Real Property and Co-operatives

Form #940: Title Insurance Notice and Addendum NEW FORM!

Form #1340: Buyer Agency Agreement

Form #1370: Notice of Contractor and Service Provider Licensing Status NEW FORM!

Summary of Changes to Form #921 - January 2015

Form #921: Condominium Seller Disclosure / Resale Addendum for the District of Columbia

Explanation of Changes to GCAAR Property Management and Sales Forms: January 1, 2015 Lead Law - January 2015

Form #908: Maryland Lead Paint Notice and Disclosure

Form #1202: Property Management and Exclusive Rental Agreement

Form #1205: Montgomery County Lease

Form #1206: Non-Management Rental Listing Agreement

Form #1300: MAR Residential Contract of Sale

2014

Summary of Changes to Forms - October 2014

Form #910: Listing Agreement for Improved Real Property and Co-operatives

Form #1300: MAR Residential Contract of Sale

Form #1357: City of Takoma Park, Maryland Disclosure Notice of Tree Preservation and Replacement Requirements & Notice of Rental Housing Laws

Contract Releases - August 2014

Form #900: REA - Government Regulations, Easements and Assessments Disclosure and Addendum

Form #1307: Pre-Settlement Limited Access Addendum

Form #1308: Pre-Settlement Occupancy Addendum

Addendum for New Homes Revised - July 2014

Form #1602 - New Home Addendum for MC and DC

Contract Releases - April 2014

Form #912 - Residential Property Disclosure or Disclaimer, MD

Form #1206 - Exclusive Authorization to Rent - Non-Management Agreement (Montgomery County)

Form #1220 - Exclusive Authorization to Rent - Non-Management Agreement (Washington, DC)

Form #1227 - Condominiums and Cooperatives in Montgomery County Lease Addendum

Form #1342 - Notice of Buyer's Right to Property Disclosure/Disclaimer