Thinking about listing your Redwood City home this spring? Getting your disclosures right can make or break your timeline. You want a smooth escrow, top-dollar offers, and zero surprises. But California forms and local rules can feel overwhelming. In this guide, you will see exactly what goes into a standard disclosure packet, the Peninsula-specific items buyers watch for, and a practical timeline that reduces stress and risk. Let’s dive in.
California seller disclosures in plain English
California law requires you to disclose known material facts about your property to prospective buyers of one-to-four unit homes. In practice, you complete a set of standard forms that share what you know about the home’s condition, history, and location-based risks. The goal is simple: give buyers the information they reasonably need to make an informed decision.
- The California Department of Real Estate explains the duty to disclose and the consequences of failing to do so. Review their consumer guidance on disclosures at the California Department of Real Estate website.
- Most sellers use standard forms from the California Association of Realtors. You can see an overview of typical documents on CAR’s disclosures page.
Timing matters. While disclosures must be delivered before title transfers, smart sellers provide a complete packet at listing or before accepting an offer. Early delivery shortens escrow, reduces renegotiations, and lowers legal risk.
What goes in a Peninsula disclosure packet
Below are the forms and reports buyers, lenders, and escrow teams expect to see in San Mateo County. We help you assemble these early.
Transfer Disclosure Statement (TDS)
The TDS is the main California form where you disclose known property conditions. You will check off systems and features, note defects or repairs, and call out any disputes or hazards you know about. Be concise and factual. If you are unsure, ask for guidance and attach receipts or reports for clarity.
Seller Property Questionnaire (SPQ)
The SPQ supplements the TDS with more detail. It covers remodeling history, leaks or water intrusion, neighborhood conditions, utility issues, and more. The SPQ helps document what you know in a structured way, which supports smoother negotiations.
Natural Hazard Disclosure (NHD)
An NHD discloses whether the home is in a state-identified hazard zone, such as flood, fire, fault, or seismic hazard areas. Title companies or third-party vendors typically prepare this report. Lenders and insurers may rely on it as part of underwriting, and buyers use it to evaluate risk and long-term costs.
Lead-based paint disclosure (pre-1978 homes)
If your home was built before 1978, federal rules require that you provide an EPA-approved lead information pamphlet and disclose known lead hazards. Learn what must be included on the EPA’s lead real estate disclosure page.
Structural pest inspection and report (WDO)
A wood-destroying organism inspection checks for termites, dry rot, and related issues. Buyers commonly ask for this during escrow, and many sellers order it before listing to address critical items in advance. Get familiar with inspection standards via the California Structural Pest Control Board.
HOA resale certificate and documents
If your property is part of a homeowners association, you will need the resale package: CC&Rs, bylaws, operating budgets, assessment amounts, rules, and any known litigation. These documents can take days or weeks to gather, so start early. Buyers’ timelines and cancellation rights often hinge on receiving these materials.
Special taxes, assessments, and Mello-Roos
If your parcel carries special assessments or Mello-Roos taxes, disclose them clearly. These costs affect monthly affordability and buyer decisions. You can review local charges through the San Mateo County Tax Collector’s special assessments page.
Local permits and municipal compliance
Buyers on the Peninsula care about permitted work and code compliance. Redwood City actively enforces building codes and permitting. Pull your property’s permit history and gather records for any renovations. You can start with the City of Redwood City Building Division.
Also make sure required safety items are in place and working, such as smoke and carbon monoxide alarms and water-heater strapping. If sewer lateral rules or certifications apply, include those details or proof of compliance.
Other helpful documents
- Receipts and warranties for recent repairs or upgrades
- Utility information and any disputes or service issues
- Insurance claims history related to flood, fire, or other significant events
- Boundary or encroachment details, if known
- Rental agreements if the property is tenant occupied
Redwood City factors buyers look for
Local risks vary block by block on the Peninsula. Your NHD will flag state-designated zones, and you can dig deeper to prepare clear, confident disclosures.
Flooding and sea level rise context
Parts of Redwood City are in low-lying areas along the Bay that may face tidal flooding. Check your location using the FEMA Flood Map Service Center. Disclose any prior flood damage or claims, current flood zone status, and whether the property may be affected by future shoreline projects.
Wildfire and vegetation risk
While Redwood City is primarily urban, some areas near open space or ridgelines fall into Cal Fire-designated hazard zones. Your NHD will note this. You can also review statewide hazard mapping on Cal Fire’s natural hazard mapping page. Disclose any past fire damage or work you have done to maintain defensible space.
Earthquake faults and seismic hazards
The Peninsula includes Alquist-Priolo fault zones and areas mapped for liquefaction or landslide risk. If you have completed structural retrofits, gather permits and receipts to include with your disclosures. For broader context, explore the California Geological Survey’s seismic hazard program.
Permits and unpermitted work
Unpermitted work is a common source of late-stage friction. Pull permit records and disclose any open or expired permits. If you are aware of unpermitted work, plan your strategy early. In some cases, retrospective permits or additional disclosures help you avoid escrow delays.
A stress-saving pre-listing timeline
Working backward from a spring launch date, here is a practical schedule that keeps you ahead of buyer questions and lender needs.
8 or more weeks before listing
- Order a pre-listing home inspection to identify major issues.
- Order a structural pest (WDO) inspection and address critical items.
- Pull building permit history from Redwood City and gather permits, receipts, and contractor warranties.
- Order an NHD early through title or a vendor so you know flood, fire, fault, and seismic zones upfront.
- Check county records for Mello-Roos, special assessments, and any liens.
- If in an HOA, request the resale package now. Delivery can take days to weeks.
- Gather utility bills, insurance claim history, appliance manuals, and recent repair invoices.
4 to 6 weeks before listing
- Complete recommended safety and structural repairs, or prepare to disclose and price accordingly.
- If major defects surface, ask your advisor and, when needed, counsel about wording. You can weigh options like price adjustments or escrow holdbacks.
- Order any optional reports that build buyer confidence, such as a roof certification, sewer scope, or HVAC tune-up.
- For pre-1978 homes, prepare the required lead pamphlet and disclosure form from the EPA.
2 weeks before listing through launch day
- Complete the TDS and SPQ, then have an experienced advisor review for clarity.
- Finalize the NHD and include local hazard notes that add context for Redwood City.
- Assemble the packet: TDS, SPQ, NHD, WDO, HOA resale certificate, permit history, receipts, utility and tax information, and lead materials if applicable.
- Confirm smoke and carbon monoxide alarms are installed and operational, and water-heater strapping is compliant.
At offer acceptance and open escrow
- Deliver the full disclosure packet to the buyer.
- Respond quickly to requests for additional documentation, like warranties or proof of repairs.
- Expect buyer inspections. Strong pre-listing inspections reduce surprises and renegotiations.
Best practices that protect you
- Start early. The earlier you gather documents and order inspections, the more control you keep over timing and negotiations.
- Be thorough and candid. If you know it, disclose it. Back up repairs with invoices and warranties.
- Use licensed pros. Lean on qualified home inspectors, pest companies, title or NHD providers, and real estate attorneys for nuanced issues.
- Document everything. Keep receipts, permits, and correspondence in one place so you can answer questions with confidence.
- Coordinate with your agent. An experienced Peninsula advisor recognizes local requirements and buyer expectations in Redwood City and nearby cities.
How we help Peninsula sellers
We lead a principal-run, boutique practice that takes the guesswork out of disclosure prep. We coordinate pre-listing inspections, pull Redwood City permit history, order your NHD, request HOA packets early, and organize everything in a clear, buyer-ready file. Then we pair your complete disclosures with premium marketing to present your home as a low-risk, high-value opportunity.
If you are planning a spring sale and want a smoother path from list to close, let’s talk. Reach out to Andrew Klink to start a complimentary planning conversation tailored to your home, neighborhood, and timeline.
FAQs
California disclosure forms: What if I did not know about a defect?
- You must disclose what you know. Unknown issues can still create disputes if a court believes you should have known. Pre-listing inspections reduce this risk and improve clarity.
Redwood City HOA timelines: How long do resale packets take?
- It varies by association but can take days to weeks. Start the request 6 to 8 weeks before listing to avoid escrow delays and buyer cancellation rights tied to late delivery.
NHD and hazard maps in Redwood City: Where do I find them?
- Order an NHD through title or a vendor. For context, review FEMA flood maps, Cal Fire hazard zones, and CGS seismic hazard materials using the links in this article.
Lead rules for pre-1978 homes: What exactly is required?
- Provide the EPA lead pamphlet, disclose any known lead hazards, and include the federal warning statement and disclosure form as part of your packet.
WDO inspection: Should I do one before listing?
- Yes, it is a common buyer and lender request. A pre-listing WDO report lets you fix issues or disclose them upfront, which supports cleaner negotiations.
Special assessments in San Mateo County: What must I share?
- Disclose any Mello-Roos or special assessments that affect the property. These impact monthly costs and are material to the buyer’s decision-making.
