Connecticut’s Wholesale Disclosure Report: The State Form Every Cash Buyer Must Hand You Since October 1

If somebody has offered you cash for your Connecticut house and wants you to sign something, here is a question worth asking before you pick up the pen: “Where’s the state form?”

As of October 1, 2026, anyone who wants to sign a wholesale contract with you has to hand you a two-page document called the Wholesale Disclosure Report first. It is not their paperwork. It is the Department of Consumer Protection’s, and the law spells out what it has to say, word for word. If you never saw it, that tells you something about who you’re dealing with.

I’m one of the people this rule applies to, so I’m going to walk through the form the way I’d walk through it with you at the kitchen table. And I’ll tell you which line on it is about me.

First, what a wholesaler is

Plain English before the term. A wholesaler is someone who signs a contract to buy your house without planning to keep it. They find another buyer while your house is under contract and sell that contract — the right to buy your house at the agreed price — to the new buyer for a fee. They never take title. The statute calls it “facilitating or orchestrating the sale of a seller’s residential real property to a third party without assuming title.”

Turning Point Properties does this on some deals. On others we close in our own name. Either way, when I’m buying from you, I’m the buyer. Keep that in mind, because the form is going to come back to it.

Why the form exists

So what does a piece of paper accomplish? Follow the money and it’s obvious.

The wholesale model only works if the seller doesn’t fully understand it. If you knew the person across the table might never buy your house, might be marketing it to other people while you’re under contract, and expected to make money on the difference between your price and someone else’s, you’d probably ask harder questions about the price. A lot of operators in this business would rather you didn’t.

The legislature’s answer was § 20-329eee: before executing any wholesale contract, the wholesaler has to give you a written disclosure report that DCP wrote, not one the wholesaler wrote. The statute fixes the language. Every page has to carry your property address and space for both parties’ initials. The wholesaler signs it with their name and registration number. You sign an acknowledgment that you received it and understand it.

The duty attached on October 1, 2026. Chapter 392a itself took effect July 1, but the legislature gave DCP until September 30 to publish the form and made the delivery requirement start the day after. Some write-ups online say July 1. The statute says October 1. Either way, it’s live now.

What the form actually says, line by line

The form is posted at portal.ct.gov/wholesaling and titled “Notice to Sellers: What to Know About Wholesale Transactions.” Eleven numbered items. Here they are in plain language, with what each one means for you.

The wholesaler may not be the one buying your house. You may be granting them the right to sell it to someone else. This is the whole model in one sentence, and it’s the sentence most sellers never heard before the law required it.
They can market your house while it’s under contract. Photos, buyer walkthroughs, maybe a listing on an investor group. If you’d assumed the deal was between you and one buyer, it may not be.
They expect to make a profit or an assignment fee. The form says it outright. The difference between what they pay you and what the end buyer pays them is their income. That’s not illegal, but you’re entitled to know it going in.
The contract may let them accept or reject offers on your house without your knowledge. Read your contract for this. If it’s in there, understand that you’re handing over a decision about your own house.
Assessed value is not market value. The number on your tax bill is what the town uses for taxes. It can sit well below what a buyer would actually pay. Anyone who prices your house off the assessment is doing you a disservice, on purpose or otherwise.
You have the right to investigate your house’s market value first, and the price is negotiable. In other words: get a second number. From an agent, an appraiser, or another buyer. Then negotiate.
You can have an attorney or advisor review the contract, or an appraiser value the house. At your expense, but the point is you’re allowed to slow down.
You can cancel within three business days, no reason, no penalty. You return any deposit and you’re out. This is § 20-329ccc(a), restated so it’s in front of you before you sign.
If the wholesaler holds a real estate license, they must tell you who they represent and what fiduciary duties, if any, they owe you. More on this one below.
You still have to provide property condition and lead paint disclosures. State law requires the residential condition report; federal law requires the lead paint disclosure on pre-1978 houses. The form reminds you these are yours to complete.
No closing date more than 90 days out. Extensions have to be in writing and signed by both of you. Without one, the contract terminates on its own at 90 days.

The second page adds three things to look for in the contract itself: how buyers get access to your house for showings and inspections, what closing costs you might be charged (the seller’s conveyance tax, for one), and whether you have any cancellation right beyond the three-day window. Then the acknowledgment and signatures.

Line nine is about me

Here’s where I stop describing the form and fill it out.

I hold a real estate broker license in Connecticut, Massachusetts, and Rhode Island. Under item 9, that means I have to tell you, in writing, who I represent and what duties I owe you when I’m buying your house.

The honest answer is short. I represent myself. When Turning Point is buying your house, I am the buyer, a principal on the other side of the table from you, and I owe you no fiduciary duties. I’m not your agent. I’m not looking out for your interests in the negotiation — you are, and your attorney is if you hire one.

There’s more, and the form doesn’t require me to say it, but I’d rather you hear it from me. I also own a brokerage, Rydon Realty LLC, in the same Enfield office. If you list your house instead of selling it to me, and you list it with Rydon, I make money that way too. If you list with another brokerage, I don’t. I’m telling you this because a reader who finds out on their own has a reason to distrust everything else I say, and because it’s exactly the confusion item 9 was written to prevent.

The uncomfortable part the form leaves out

The disclosure report tells you the price is negotiable and that you should find out what your house is worth. It does not tell you what a cash offer usually is relative to that number. I will.

A cash offer is below retail. It has to be. I’m taking on the repairs, the carrying costs while I hold it, and the risk of reselling it, and all of that comes out of the price. In exchange you get no commission, no repairs, no showings, no financing contingency, and a closing date you pick. For a house that needs real work, or a seller who needs a date more than a top number, that trade can make sense.

For a clean, financeable house where you can wait ninety days, it usually doesn’t. List it. With Rydon, with any other brokerage in the state, or on your own. You’ll probably net more, and no state form is going to say that for me.

What to check on any form you’re handed

The header. It should say State of Connecticut, Department of Consumer Protection, and “Wholesale Disclosure Report.” A wholesaler’s own “disclosure” on their own letterhead is not the state form.
The registration number. The wholesaler’s signature block asks for it. Look it up in DCP’s license verification at portal.ct.gov/dcp. If the number isn’t there, or there isn’t one, stop. Acting as a wholesaler without a DCP registration is an unfair trade practice under § 20-329hhh, and so is skipping this form.
The timing. You’re supposed to receive it before you sign the contract, not with it, not after. If the form shows up stapled behind a contract you already signed, the three-day cancellation window is your friend.
Your own initials. Every page. If you’re initialing, you’re reading.

Where we stand

Turning Point Properties LLC is registered with DCP as a real estate wholesaler, REW.0000006 — the sixth registration Connecticut issued. DCP posted this form in June, months before the law required anyone to use it, and there was never a good reason to wait for October. I didn’t wait to be told in 2009 either, when Connecticut started licensing debt negotiators and mine was the first license issued.

I’m a licensed broker, but when I’m buying I’m the buyer. I don’t represent you, and you’ll see that in writing on line nine before you sign anything.

Send me the address and what’s owed. I’ll tell you within a day whether a cash sale actually beats listing it — and if it doesn’t, I’ll say so.

Frequently asked questions

Is the Wholesale Disclosure Report required on every cash sale? No. It’s required when the buyer is acting as a wholesaler — signing a contract intending to assign or sell it to a third party without taking title. If a company is buying your house in its own name and closing on it, the wholesale statute doesn’t apply to that transaction. Ask which one you’re in. If the answer is vague, assume the form should have been there.

When did the requirement start? October 1, 2026, under § 20-329eee(a). The rest of Chapter 392a — registration, the three-day cancellation right, the 90-day cap — took effect July 1, 2026.

Can they send it to me by email? Yes. The statute allows electronic delivery. It still has to come before you sign the contract.

What if I signed a wholesale contract and never got the form? You have a three-business-day cancellation right on any wholesale contract in Connecticut, no reason needed. Beyond that, skipping the disclosure is a violation of § 20-329eee, which § 20-329hhh treats as an unfair or deceptive trade practice. Talk to a Connecticut real estate attorney about your specific contract, and you can file a complaint with DCP.

Does signing the form mean I’ve agreed to sell? No. The acknowledgment says you received the disclosure and understand it. It is not a purchase contract. The contract is a separate document, and the three-day cancellation right applies to that.

Does a licensed real estate agent or broker still need the form? Yes. A broker or salesperson license does not substitute for the wholesaler registration, and it doesn’t excuse the disclosure. In fact item 9 exists specifically for licensed wholesalers.

Where can I get a copy of the form myself? DCP posts it at portal.ct.gov/wholesaling. Read it before anyone hands it to you.

Turning Point Properties LLC is a real estate investment company in Enfield, Connecticut, registered with the Connecticut Department of Consumer Protection as a real estate wholesaler, REW.0000006. Sean Wilder is a licensed real estate broker in Connecticut (REB.0794687), Massachusetts (1000680), and Rhode Island (REB.0005242), and is Broker/Owner of Rydon Realty LLC. When Turning Point is purchasing a property it acts as a principal — the buyer — and does not represent the seller. This article is general information about Connecticut law, not legal or tax advice. Consult a Connecticut real estate attorney about your contract and a CPA about tax consequences.

Turning Point Properties LLC · Enfield, CT · (860) 300-2323