California Home Seller Disclosures: What You're Required to Provide

Why Disclosures Matter

California has some of the most comprehensive seller disclosure requirements in the country. These laws exist to protect buyers from hidden defects and to protect sellers from post-sale lawsuits. Failing to provide required disclosures can delay your sale, kill a deal entirely, or expose you to legal action years after closing.

The good news is that disclosure forms are straightforward once you understand what's required. You don't need a law degree — you need to answer honestly about what you know about your property.

Transfer Disclosure Statement (TDS)

The TDS is the most important disclosure form in California real estate. It requires sellers to disclose the condition of the property's major systems and components: roof, plumbing, electrical, HVAC, appliances, foundation, and more.

You'll answer questions about known defects, past repairs, insurance claims, and any issues that could affect the property's value or desirability. The key word is "known" — you're disclosing what you actually know, not conducting an inspection.

Seller Property Questionnaire (SPQ)

The SPQ covers issues beyond the physical condition of the home. It asks about neighborhood nuisances (noise, odors, problem neighbors), legal matters (easements, boundary disputes, pending lawsuits), and other factors that might influence a buyer's decision.

This form catches things the TDS doesn't — like whether there's a noisy dog next door, whether your HOA has any pending assessments, or whether you've had disputes about property lines.

Natural Hazard Disclosure (NHD)

California requires sellers to disclose whether the property is located in designated natural hazard zones: flood zones, fire hazard severity zones, earthquake fault zones, seismic hazard zones, and areas of potential flooding from dam failure.

Most sellers hire a third-party NHD company to produce this report, which typically costs $75–$150. The report uses official government maps to determine which hazard zones apply to your specific parcel.

AB-38 Fire Hardening Disclosure

Assembly Bill 38 requires sellers of homes in high or very high fire hazard severity zones to disclose whether the property has been retrofitted with fire-hardening features — such as fire-resistant roofing, ember-resistant vents, and defensible space around the structure.

If your home is in a designated fire zone, you must complete this disclosure. It's a relatively new requirement, and many sellers aren't aware of it — but failing to provide it can create problems at closing.

Additional California Disclosures

Beyond the major forms, California sellers may also need to provide: the Water-Conserving Fixtures Amendment (WFA) confirming compliant plumbing fixtures, the Window Security Bars disclosure (WHSD) if applicable, lead-based paint disclosures for homes built before 1978, Mello-Roos and special tax disclosures, and HOA documents if the property is in a homeowners association.

The specific forms required depend on your property's characteristics, location, and age. Missing even one can delay your escrow.

How ListifyPro Handles California Disclosures

This is where selling FSBO used to get complicated — figuring out which forms you need, finding the right versions, filling them out correctly, and getting them signed properly. ListifyPro eliminates that complexity entirely.

Every required California disclosure form — TDS, SPQ, NHD, AB-38, WFA, WHSD, and more — is built into the platform. Each form uses guided questions in plain language, so you understand exactly what you're being asked. When you're finished, the completed disclosure is sent through DocuSign for legally binding electronic signatures.

You don't have to research which forms your property requires, hunt down PDF templates, or wonder if you're using the current version. ListifyPro keeps everything organized, current, and compliant — and it's all included in your $499 listing fee.