California Seller Disclosures Explained
TDS, NHD, SPQ — what they are, why they matter, and what Bay Area sellers need to know about California's required disclosure forms.
Schedule a ConsultationWhy Disclosures Matter
Last updated: August 2026
California has some of the most thorough seller disclosure requirements in the country. As a seller, you're required to disclose known material facts about your property's condition. As a buyer, these disclosures help you make an informed decision.
I guide both buyers and sellers through the disclosure process — making sure sellers understand their obligations and buyers understand what they're reviewing. This guide is educational only and does not constitute legal advice. Always consult with a qualified real estate attorney for legal questions.
Important: Disclosure requirements can vary based on transaction type, property type, and local regulations. This guide covers the most common California disclosures but is not exhaustive. I'll provide the complete set of required forms during your transaction.
The Three Most Common California Disclosures
Transfer Disclosure Statement
A form completed by the seller that discloses known material facts and defects about the property. Required for most residential transactions in California.
Required for most 1–4 unit residential properties.
Natural Hazard Disclosure
A report disclosing whether the property is in a designated flood, fire, earthquake, or other natural hazard zone. Typically ordered from a third-party disclosure company.
Required for most residential sales in California.
Seller Property Questionnaire
A supplemental form that provides additional details about the property condition, neighborhood, and any issues the seller is aware of. Often used alongside the TDS.
Commonly required in California residential transactions.
Other Disclosures You May Encounter
Depending on your property and transaction type, additional disclosures may be required:
- Lead-Based Paint Disclosure — Required for homes built before 1978
- Mello-Roos Community Facilities District disclosure — if applicable
- HOA documents and financials — if the property is in an HOA
- Pest inspection / termite report — commonly requested in Bay Area transactions
- Water heater and smoke detector compliance certification
- Solar system disclosure — if the home has leased or owned solar panels
Questions About Disclosures?
I'll walk you through every required form, explain what each one means, and make sure you're fully informed — whether you're buying or selling.