Property Address: 13060 162nd Ave,
City: Foreston County: Miille Lacs
Seller(s): Phillip and Deb O'Connell
Date of Disclosure: 9-1-2026
This Owner's Property Disclosure is provided by the Seller in connection with the sale of Hat Creek Ranch.
The Seller has completed this disclosure based upon the Seller's knowledge of the property as of the date signed below. The purpose is to identify known material facts, conditions, improvements, repairs and other information that may be relevant to a prospective purchaser.
This disclosure is intended to supplement, and not replace, any disclosure, certification, inspection, report, or other document required by applicable Minnesota law.
Where the Seller does not know the answer to a question, the Seller will indicate “Unknown.”
Approximate acreage: 5 acres
Residential dwelling: Yes
Approximate home size: 1,800 sq. ft.
Bedrooms: 3
Property type/use: Residential country property with established pasture and equestrian/horse facilities.
The property includes a residential home, four-stall horse barn, established pasture, maintained lawn and associated outdoor areas.
Type: Steel
Year installed: 2024
Known current condition: Brand New
Any known leaks or water intrusion?
XX☐ No ☐ Yes ☐ Unknown
If yes, explain:
Known foundation or structural problems?
XX☐ No ☐ Yes ☐ Unknown
If yes, explain:
Type: _Crawl Space __________________________________________________________
Known moisture, seepage or flooding?
xx☐ No ☐ Yes ☐ Unknown
If yes, explain:
Primary heating system: _Forced Air Propane Furnace, Heat Pump_________________________________________
Cooling/air conditioning: _Central Air Condition________________________________________
Water heater: _______Propane____________________________________________
Known defects or problems with heating/cooling systems?
☐ No ☐ Yes ☐ Unknown Has been maintained and service 2 x year by Neighborhood Services and Charlies HVAC
If yes, explain:
Known plumbing problems?
xx☐ No ☐ Yes ☐ Unknown
Known electrical problems?
xx☐ No ☐ Yes ☐ Unknown
Known history of frozen pipes?
xx☐ No ☐ Yes ☐ Unknown
Known water leaks or plumbing repairs?
xx☐ No ☐ Yes ☐ Unknown
Explanation:
Property has a private well:
xx☐ Yes ☐ No ☐ Unknown
Well currently in use:
xx☐ Yes ☐ No ☐ Unknown
Well disclosure certificate available:
xx☐ Yes ☐ No ☐ Pending
Well records available:
xx☐ Yes ☐ No ☐ Unknown
Known well problems or water-quality concerns:
xx☐ No ☐ Yes ☐ Unknown
Explanation:
Important: Minnesota law separately requires written disclosure concerning known wells, including their location and status. The appropriate Minnesota well disclosure documentation should accompany the transaction.
Property has a private septic system:
xx☐ Yes ☐ No ☐ Unknown
Septic certification available:
xx☐ Yes ☐ No ☐ Pending
Date of most recent certification/inspection: _2025_____________________
Known septic problems or failures:
xx☐ No ☐ Yes ☐ Unknown
Known repairs or pumping history:
Pumped by Benoits, 2025, Absolute Septic Records available
Septic documentation available to prospective buyer:
xx☐ Yes ☐ No ☐ Pending
Additional information:
Has the Seller had the home tested for radon?
☐ Yesxx ☐ No ☐ Unknown
If yes, date of most recent test: _________________________________
Result: _________________________________________________________
Radon mitigation system present?
☐ Yesxx ☐ No ☐ Unknown
If yes, describe: _________________________________________________
Minnesota has separate statutory radon disclosure requirements for residential property, including disclosure of known radon information and applicable records/reports.
The property includes a four-stall horse barn.
Known features include:
Four horse stalls
Electricity to each stall
Running water
Dedicated tack room
Established pasture associated with the property
Known structural problems with barn:
xx☐ No ☐ Yes ☐ Unknown
Known roof problems with barn:
xx☐ No ☐ Yes ☐ Unknown
Known electrical problems:
xx☐ No ☐ Yes ☐ Unknown
Known plumbing/water problems:
xx☐ No ☐ Yes ☐ Unknown
Explanation:
Total acreage: Approximately 5 acres.
Approximately 3 acres are established pasture.
Approximately 2 acres are maintained lawn, of which approximately 1.5 acres could potentially be returned to pasture.
The established pasture is currently maintained and hayed, with a neighboring farmer currently producing round bales from the pasture.
Written haying agreement exists:
xx☐ No ☐ Yes ☐ Unknown Neighbor Ben Becker - bales the pasture and uses for his animals
If yes, explain whether any agreement will continue after sale:
Known drainage problems:
x☐ No ☐ Yes ☐ Unknown
Known erosion problems:
x☐ No ☐ Yes ☐ Unknown
Known flooding problems:
x☐ No ☐ Yes ☐ Unknown
Explanation:
Has any portion of the property experienced flooding?
x☐ No ☐ Yes ☐ Unknown
Known standing-water/drainage issues?
x☐ No ☐ Yes ☐ Unknown
Known wetland issues affecting use of the property?
xx☐ No ☐ Yes ☐ Unknown
Explanation:
Known current or previous termite/wood-destroying insect infestation:
x☐ No ☐ Yes ☐ Unknown
Known treatment:
x☐ No ☐ Yes ☐ Unknown
If yes, explain:
Known mold:
xx☐ No ☐ Yes ☐ Unknown
Known recurring moisture:
xx☐ No ☐ Yes ☐ Unknown
Known water intrusion:
xx☐ No ☐ Yes ☐ Unknown
Known repairs related to moisture or water:
xx☐ No ☐ Yes ☐ Unknown
Explanation:
Has the property experienced fire damage?
xx☐ No ☐ Yes ☐ Unknown
Significant storm/wind damage?
xx☐ No ☐ Yes ☐ Unknown
Hail damage?
xx☐ No ☐ Yes ☐ Unknown
Other significant property damage?
xx☐ No ☐ Yes ☐ Unknown
If yes, describe damage, repairs and dates if known:
The Seller is aware of the following improvements:
2023 — Knotty Pine Sunroom Ceiling
A knotty pine ceiling was added to the sunroom.
2024 — Steel Roof
A steel roof was installed.
2025 — Carpet
New carpet was installed.
Newer Kitchen Appliances
The kitchen includes newer appliances.
Barn & Horse Facilities
The four-stall barn includes electricity to each stall, running water and a dedicated tack room.
Additional improvements:
To the best of the Seller's knowledge:
Were permits required for improvements made to the property?
xx☐ No ☐ Yes ☐ Unknown
Are copies of applicable permits available?
☐ Yes ☐ No ☐ Unknown
Additional information:
Known boundary disputes:
xx☐ No ☐ Yes ☐ Unknown
Known encroachments:
xx☐ No ☐ Yes ☐ Unknown
Known easements affecting the property:
xx☐ No ☐ Yes ☐ Unknown
Known shared driveway/access arrangements:
xx☐ No ☐ Yes ☐ Unknown
Explanation:
Known underground storage tanks:
xx☐ No ☐ Yes ☐ Unknown
Known buried debris or waste:
xx☐ No ☐ Yes ☐ Unknown
Known hazardous materials:
xx☐ No ☐ Yes ☐ Unknown
Known contamination:
xx☐ No ☐ Yes ☐ Unknown
Explanation:
Has the property been subject to an insurance claim for property damage?
☐ No xx☐ Yes ☐ Unknown
If yes, describe:
Hail Storm Siding (replaced)
The Seller should disclose here any other known condition, defect, repair, circumstance or material fact that could adversely and significantly affect an ordinary buyer's use or enjoyment of the property or a known intended use of the property.
If additional space is needed, attach an additional page.
Unless otherwise stated in the purchase agreement, identify items the Seller intends to include:
Kitchen appliances: Microwave, Dishwasher, Stove, Refrigerator, Freezer______________________________________________
Barn equipment: _________________________________________________
Tack/equipment: _________________________________________________
Other personal property: _________________________________________
Excluded items: Saloon is negotiable - but bar will be removed. __________________________________________________
I/We, the Seller(s), certify that the information provided in this Owner's Property Disclosure Statement is based upon my/our actual knowledge of the property as of the date signed below.
I/We have made this disclosure in good faith and have not knowingly withheld a material fact that I/we am/are aware of that could adversely and significantly affect an ordinary buyer's use or enjoyment of the property or a known intended use of the property.
I/We understand that this disclosure is based upon the Seller's knowledge at the time it is completed and is not a substitute for inspections, testing, surveys, certifications, governmental records, or other due diligence by the buyer.
If circumstances materially change before closing, the Seller will disclose such changes as appropriate.
SELLER:
Printed Name: Phillip O'Connell
Signature: ____Phillip O'Connell_____________________________________
Date: _______9-1-2026_______________________________________
SELLER:
Printed Name: ____Deborah O'Connell__________________________________
Signature: _____Deborah O'Connell____________________________________
Date: ____________9-1-2026__________________________________
The Buyer acknowledges receipt of this Owner's Property Disclosure Statement.
Buyer understands that the disclosure is based upon the Seller's knowledge and does not replace the Buyer's opportunity to conduct independent inspections, investigations and due diligence.
BUYER:
Printed Name: ______________________________________
Signature: _________________________________________
Date: ______________________________________________
BUYER:
Printed Name: ______________________________________
Signature: _________________________________________
Date: ______________________________________________
☐ Septic Certification
☐ Well Disclosure / Well Documentation
☐ Radon Disclosure / Records, if applicable
☐ Property Disclosure Attachments
☐ Receipts for Improvements
☐ Permits, if applicable
☐ Other: ___________________________________________
This disclosure is intended to provide prospective buyers with transparent information about Hat Creek Ranch and the Seller's knowledge of the property. Buyers are encouraged to conduct their own inspections and obtain any professional evaluations they consider appropriate before purchasing the property.