New law · Delaware

Delaware: disclosures already live, license on February 26, 2027

The short answer — Delaware

Disclose now, license soon. Delaware's disclosure and 21-day cancellation rules are already live (since August 30, 2026), modelled on Pennsylvania's. The license requirement for anyone 'engaged in the business of wholesaling' switches on February 26, 2027.

Rule: 24 Del. C. §§ 2901(e)(1), 2902(21), 2902(27), 2922, 2940 (SB 201, 153rd GA; 85 Del. Laws ch. 274) · In force: Disclosures/cancellation August 30, 2026; license February 26, 2027 · Penalty if ignored: Seller may cancel within 21 calendar days or until conveyance (non-waivable); if disclosures are missing, the seller may cancel any time before conveyance, with repayment within 10 business days.

Checked October 21, 2026 against the official source: delcode.delaware.gov. Information only — not legal advice.

The two phases

June 1, 2026: definitions in force; SB 201 signed.
August 30, 2026: disclosure and cancellation rules live — Commission-approved disclosures in English, Spanish and Haitian Creole, and a 21-day non-waivable cancellation.
February 26, 2027: anyone engaged in the business of wholesaling needs a Delaware license; the owner/buyer exemption is gone for wholesalers.

Delaware modelled its law on Pennsylvania's Act 52 and raised the Guaranty Fund cap to $50,000, extending it to unlicensed persons — a quiet signal of how seriously the state expects disputes.

Check your Delaware posture

Run the free checker

The Delaware pack is in the kit

The trilingual disclosure checklist, the 21-day calendar, and the February 2027 license-path notes.

Included in the $49 Compliant Path Kit

See the Compliant Path Kit