1. General Disclosure Duties:
You must affirmatively disclose to the buyer, in writing, any and all known facts that materially affect the value or desirability of your Property. You must disclose these facts whether or not asked about such matters by the buyer, any broker, or anyone else. This duty to disclose applies even if the buyer agrees to purchase your Property in its present condition without requiring you to make any repairs. If the Property you are selling is a
residence with one to four units, your
broker also has a duty to conduct a reasonably competent and diligent visual inspection of the accessible areas and to disclose to a buyer all adverse material facts that the inspection reveals. If your broker discovers something that could indicate a problem, your broker must advise the buyer.
2. Statutory Duties: (For one-to-four Residential Units):
You must timely prepare and deliver to the buyer, among other things, a Real Estate Transfer Disclosure Statement ("TDS"), and a
Natural Hazard Disclosure Statement ("NHD"). You have a legal obligation to honestly and completely fill out the TDS form in its entirety. (Many local entities or organizations have their own supplement to the TDS that you may also be asked to complete.) The NHD is a statement indicating whether your Property is in certain designated flood, fire or earthquake/seismic hazard zones. Third-party professional companies can help you with this task
(a). Buyer's Booklets.
3. Death and Other Disclosures.
Depending upon the age and type of construction of your Property, you
may also be required to provide and, in certain cases you can receive
limited legal protection by providing, the buyer with booklets titled "The Homeowners Guide to Earthquake Safety,"
"The Commercial Property Owner's Guide to Earthquake Safety," "Protect Your Family From Lead in Your Home" and "Environmental
Hazards: A Guide For Homeowners and Buyers." Some of these booklets may be packaged together for your convenience.
The earthquake guides ask you to answer specific questions about your Property's structure and preparedness
for an earthquake. If you are required to supply the booklet about lead, you will also be required to disclose to the buyer
any known lead-based paint and lead-based paint hazards on a separate form. The environmental hazards guide informs the buyer
of common environmental hazards that may be found in properties.
(b). Military ordnance, Commercial, Manufacturing or Airport use.
If you know that your property is: (i) located within one mile of a former military ordnance location; or (ii) in or
affected by a zone or district allowing manufacturing, commercial or airport use, you must disclose this to the buyer.
You are also required to make a good faith effort to obtain and deliver to the buyer a disclosure notice from the appropriate
local agency(ies) about any special tax levied on your Property pursuant to the
Mello-Roos Community Facilities Act.
(c). Delivery of Disclosures and Buyers right to cancel.
If the TDS, NHD, or lead, military ordnance, commercial zone or Mello-Roos disclosures are provided to a buyer after you
accept that buyer's offer, the buyer will have 3 days after delivery (or 5 days if mailed) to terminate the offer, which is
why it is extremely important to complete these disclosures as soon as possible. There are certain exemptions from these
statutory requirements. However, if you have actual knowledge of any of these items, you may still be required to make a
disclosure as the items can be considered material facts.
Many buyers consider death on real property to be a material fact in the purchase of property. In some situations, it is advisable to disclose that a death occurred or the manner of death. However, California Civil Code
Section 1710.2 provides that you have no disclosure duty "where the death has occurred more than three years prior to the date the transferee offers to purchase, lease, or rent the real property, or [regardless of the date of occurrence] that an occupant of that property was afflicted with, or died from, Human T-Lymphotropic Virus Type III/Lymphadenopathy-Associated Virus." This law does not "immunize an owner or his or her agent from making an intentional misrepresentation in
response to a direct inquiry from a transferee or a prospective transferee of real property, concerning deaths on the real property"
4. Condominiums and Other Common Interest Subdivisions.
If the Property is a condominium,
townhouse, or other property in a
common interest subdivision, you must provide to the buyer copies of the governing documents, the most recent financial statements distributed, and other documents required by law or contract. If you do not have a current version of these documents, you can request them from the management of your
homeowners' association. To avoid delays, you are encouraged to obtain these documents as soon as possible, even
if you have not yet entered into a
purchase agreement to sell your Property.
C. Contract Terms and Legal Requirements.
1. Contract Terms and Conditions:
A buyer may request, as part of the
contract for the sale of your Property, that you pay
for repairs to the Property and other items. Your decision on whether or not to comply with a buyer's requests may affect
your ability to sell your Property at a specified price.
D. Marketing Considerations.
1. Pre-Sale Considerations:
(a). Prepare Your Property For Sale.
You should consider doing what you can to prepare your Property for sale, such as correcting any defects or other problems. Many people are not aware of defects in or problems with their own Property. One way to make yourself aware is to obtain professional
inspections prior to sale, both generally, and for
wood destroying pests and organisms, such as termites
and a roof inspection. By doing this, you then have an opportunity to make
repairs before your Property is offered for sale, which may enhance its marketability. Keep in mind, however, that any problems revealed by such inspection reports should be disclosed to the buyer (see "Disclosures" in paragraph 2 above). This is true even if the buyer gets his/her own inspections covering the same area. Obtaining
inspection reports may also assist you during contract
negotiations with the buyer. For example, if a pest control report has both a primary and secondary recommendation for clearance, you may want to specify in the purchase agreement those recommendations, if any, for which you are going to pay.
(b). Post Sale Protections.
It is often helpful to provide the buyer with, among other things, a
home protection/warranty plan for the Property. These
plans will generally cover problems, not deemed to be pre-existing, that occur after your sale is completed. In the event
something does go wrong after the sale, and it is covered by the plan, the buyer may be able to resolve the concern by
contacting the home protection company.
(c). Safety Precautions.
Advertising and marketing your Property for sale, including, but not limited to, holding
open houses, placing a keysafe/lockbox,
erecting FOR SALE signs, and disseminating photographs, video-tapes, and
virtual photography tours of the premises, may jeopardize your
personal safety and that of your Property. You are strongly encouraged to maintain
insurance, and to take any and all possible
precautions and safeguards to protect yourself, other occupants, visitors, your Property, and your belongings, including cash,
jewelry, drugs, firearms and other valuables located on the Property against injury, theft, loss, vandalism, damage, and
You are advised that you, not the Broker, are responsible for the fees and costs, if any, to comply with your duties and obligations to the buyer of your Property.
(e) Legal, Tax and Other Implications:
Selling your Property may have legal,
tax, insurance, title or other implications. You should consult an appropriate professional for advice on these matters.
Buyer's Advisory You have an affirmative
duty to exercise reasonable care to protect yourself, including discovery of the legal, practical
and technical implications of disclosed facts, and the investigation and verification of information
and facts that you know or that are within your diligent attention and observation. The purchase
agreement gives you the right to investigate the Property. If you exercise this right, and you
should, you must do so in accordance with the terms of that agreement.
Disclosure Laws California was the first state to abandon caveat emptor
in the real estate arena, enacting numerous statutes and handing down even more decisions, like
Easton, that provide a buyer with sufficient information for him/her to make an educated judgment
in buying his/her home
Disclosure Guides The seller is required to provide a
disclosure on the sale of all residential real property of 1-4 units (No exemptions except for
never-occupied properties where a public report is required or properties exempted from a public
report pursuant to Business & Professions Code § 11010.4)
CLUE Report CLUE is a computerized claims database used
by the insurance industry. It was created and is maintained by ChoicePoint Inc. of Alpharetta, Ga.
CLUE enables insurers to check the five-year claim history of both a homeowner and a particular
Registered Sex Offenders - Family
Watchdog Know the facts, find offenders. Family watchdog serves 50
states and fills the void left by local and stated federal authorities.
Residential Tax Laws The Taxpayer Relief Act of 1997 is
the kind of people friendly legislation that becomes law all too infrequently. One of its most
important provisions virtually eliminated capital gains tax on the sale of personal residences.
For Sale by Owner Forms IT'S THE CALIFORNIA LAW: List of disclosures and explanations required by California Law required of most sellers of 1 to 4 residential units The Forms require Adobe Reader. Get Adobe Reader on this site. These are not the copyrighted forms from the California Association of Realtors