Are you getting ready to sell your El Granada home and feeling unsure about the disclosure forms? You are not alone. California requires several standard disclosures, and coastal homes often carry extra details that matter to buyers. This guide breaks down what each form is for, what thorough completion looks like, and how to stay organized so your sale moves smoothly and confidently. Let’s dive in.
What sellers must disclose in California
California requires you to disclose known material facts that could affect a property’s value or desirability. Buyers expect clarity, and complete disclosures help prevent renegotiations and post-close issues. On the Coastside, that includes statewide forms plus local coastal and hazard-related information. Your best move is to prepare everything before listing so buyers can review early.
Core California disclosure forms
Transfer Disclosure Statement (TDS)
The TDS is your main seller-completed form that shares your knowledge of the property’s condition. You will note systems, features, and any known defects or repairs. Most sellers prepare it with their agent before going on the market.
What thorough looks like:
- Be specific about issues, locations, and dates.
- Attach receipts, permits, and inspection reports when you have them.
- Disclose recurring problems such as roof leaks, drainage, mold, or movement.
Common pitfalls:
- Leaving answers vague or blank.
- Omitting known repairs or permit history.
- Saying “unknown” without attempting to verify.
Seller Property Questionnaire (SPQ)
The SPQ supplements the TDS with practical details about utilities, drainage, easements, shared features, and any additions or alterations. This is where you also address uses, storage of hazardous materials, and any rental or occupancy arrangements.
What thorough looks like:
- Note shared driveways, private roads, or wells.
- Describe any additions and whether permits and finals exist.
- Disclose drainage, flooding, or neighborhood nuisances you are aware of.
Common pitfalls:
- Skipping shared or common elements that affect access or maintenance.
- Forgetting to disclose storage or use of chemicals or fuels.
Natural Hazard Disclosure (NHD) report
The NHD is a third-party, map-based report that states whether the property lies in state-identified hazard zones. It covers designations such as flood zones, earthquake fault zones, seismic hazard areas like liquefaction or landslide, wildfire areas, and tsunami zones where applicable. Order it early and give it to buyers with your packet.
El Granada highlights:
- Proximity to tsunami inundation and evacuation routes.
- Coastal bluff erosion and sea-level rise considerations.
- FEMA flood zones and local coastal flood vulnerability.
- Landslide and liquefaction potential on coastal slopes.
Common pitfalls:
- Waiting until late in escrow to order the NHD.
- Confusing a hazard-zone designation with a required repair. The report informs buyers; it is not an engineering evaluation.
Geological and coastal hazard addenda
If your property is near coastal bluffs or in mapped hazard areas, include any geotechnical or coastal bluff reports and coastal development permits. San Mateo County and the California Coastal Commission may have file records that can be attached. If you know of slope movement or bluff issues, discuss whether a geotechnical evaluation is advisable.
What to gather:
- Prior geotechnical or bluff reports, and any stabilization work records.
- Coastal Development Permits, county planning permits, and final sign-offs.
- Notices of bluff setbacks or related restrictions.
HOA, CC&R, and resale disclosures
If your home is in a homeowners association, buyers must receive the association’s governing documents, financials, reserve study, assessments, meeting minutes, and any litigation disclosures. Order the resale package early to avoid delays.
Common pitfalls:
- Not ordering the resale documents until a buyer asks.
- Failing to disclose unpaid or upcoming special assessments.
Lead-Based Paint Disclosure
If your home was built before 1978, you must provide the federal lead-based paint disclosure and the EPA pamphlet, along with any known reports or remediation records. Prepare these with your other forms before you list.
Special taxes, Mello-Roos, and assessment bonds
Buyers need to know about any special taxes, community facilities districts, or assessment bonds that affect the property tax bill. Provide recent tax statements and note any supplemental or special assessments you know about.
Safety compliance statements
California requires compliance statements for smoke alarms, carbon monoxide detectors, and water heater bracing. Verify that devices are installed correctly, or disclose if they are not. Many sellers choose to remedy items before listing.
Coastside specifics for El Granada
Coastal bluffs and erosion
Coastal settings bring unique considerations like bluff erosion, retreat setbacks, and storm surge. Gather and disclose any historic reports, engineering evaluations, or stabilization work. Include relevant permits and final sign-offs. If you see signs of movement or retaining wall issues, talk with your agent about involving a licensed geotechnical or civil engineer.
Tsunami zones and evacuation
Some Coastside parcels lie within tsunami inundation zones. Your NHD will identify this designation, and local tsunami maps provide additional context. If there is posted evacuation signage nearby, note it in your packet. Buyers appreciate clarity about local emergency planning.
Flood zones and sea-level rise
FEMA flood maps identify 100-year and 500-year zones. If you have an elevation certificate, prior flood insurance, or a history of periodic flooding, include that information. Share any drainage improvements, sump pumps, or flood-mitigation measures you have installed.
Seismic hazards, landslides, and liquefaction
NHD and state map layers flag seismic hazard areas, including landslide and liquefaction zones. If your property sits on engineered fill or an unstable slope, disclose that and attach any geotechnical documents. If you have questions, consult a qualified engineer to clarify conditions.
Septic systems and private laterals
Some Coastside homes are on septic systems or private sewer laterals. Disclose the system type, maintenance history, last pumping date, and any repairs or failures. Include records from local environmental health or public works if you have them.
Fire risk and defensible space
Disclose local fire risk information if applicable and provide records of any required defensible-space work. Note any seasonal restrictions or maintenance you have completed.
Your pre-listing disclosure checklist
Start 2 to 4 weeks before you list so buyers can review everything early:
Gather the basics:
- Current deed and legal description.
- Recent tax bills, including special assessments.
- Preliminary title report, if available, or open a title order.
- Building permits and final inspection sign-offs for additions or renovations.
- Contractor invoices, warranties, and maintenance receipts.
- Any geotechnical, structural, pest, or roof reports you have.
- Septic records or sewer lateral compliance letters.
- HOA CC&Rs, recent minutes, and financials if applicable.
- Insurance loss history or claims, if available.
Prepare your forms:
- Complete the TDS and SPQ with specific details and attach supporting documents.
- Order the NHD report from a reputable vendor and include it in your packet.
- If the home was built before 1978, prepare the lead-based paint materials.
- Confirm smoke alarms, carbon monoxide detectors, and water heater bracing.
- If in an HOA, order the resale package right away.
Coordinate with professionals:
- Discuss whether pre-listing inspections are advisable for roof, sewer, septic, or geotechnical items.
- If you have legal questions or complex issues, consult a disclosure attorney.
Timeline that keeps escrow on track
Day 0 to 3 of listing:
- Deliver the TDS, SPQ, NHD, lead pamphlet if required, and HOA packet if applicable. Early delivery shortens contingency windows and reduces buyer requests.
When offers come in:
- Confirm that all documents were delivered and acknowledged by the buyer and escrow.
During escrow:
- Respond quickly to buyer requests and provide any additional documents. If new information arises, promptly update and reissue your disclosures.
Smart organization that builds trust
Create a clean, easy-to-follow packet in both digital and physical form:
- Cover sheet with a contents list and dates.
- Section A: Mandatory disclosure forms (TDS, SPQ, NHD, lead materials).
- Section B: Permits, inspections, repair receipts, warranties.
- Section C: Utility, drainage, septic, or sewer-lateral records.
- Section D: HOA documents and financials, if applicable.
- Section E: Insurance claims or prior loss history.
- Section F: Local maps or notices for flood, tsunami, or seismic hazards.
Tip: Date-stamp your documents and label files clearly. Buyers gain confidence when they can see what was done and when.
Mistakes that cause delays
- Leaving blanks or vague answers on the TDS or SPQ.
- Not disclosing prior material repairs or insurance claims.
- Waiting to order the NHD or HOA resale package.
- Failing to update disclosures when new issues arise.
- Saying “unknown” without showing a reasonable effort to verify.
When to bring in pros
- Real estate attorney: complex title matters, boundary questions, or known defects that could affect value.
- Geotechnical or civil engineer: bluff erosion, slope movement, landslide indicators, or unstable soils.
- Licensed pest operator: wood-destroying organisms, prior termite treatments, or suspected damage.
- Licensed contractor and permit research: to verify permits and final sign-offs.
- Title or escrow officer: special tax liens, easements, payoff requirements.
- NHD vendor or environmental consultant: to clarify map-based designations and next steps.
Ready to list with confidence?
Complete, early disclosures help you set clear expectations, reduce renegotiations, and keep your timeline on track. If you want a guided process, local insight on Coastside hazards, and a polished presentation from day one, reach out. You will get attentive service, clear communication, and the support you need to sell with certainty.
Have questions about your specific property? Connect with Shanti Minkstein to get a tailored plan for your El Granada sale.
FAQs
What is the Transfer Disclosure Statement in a California home sale?
- The TDS is the primary seller-completed form that shares your knowledge of the property’s condition, including known defects, repairs, and permit history.
When should El Granada sellers order the Natural Hazard Disclosure?
- Order the NHD before listing or at the time of listing so buyers receive it early and escrow does not get delayed.
Do Coastside sellers need to disclose tsunami and bluff risks?
- Yes. Include NHD findings and attach any geotechnical reports, coastal permits, or notices related to bluff erosion or coastal hazards.
How do I handle unknowns on the TDS or SPQ?
- Do not leave blanks; state that an item is unknown only after a reasonable effort to verify and note the steps you took to check.
What HOA documents must I provide in El Granada?
- Provide governing documents, financials, reserve study, meeting minutes, and details about assessments or litigation; order the resale package early.
What if I discover a new issue after delivering disclosures?
- Update and reissue the affected disclosures promptly to the buyer and escrow so everyone is working from accurate, current information.
Are special taxes or assessment bonds part of seller disclosures?
- Yes. Disclose any Mello-Roos, special taxes, or assessment bonds that affect the property tax bill and provide recent tax statements.
