Thinking about selling your Walnut Creek home and wondering what you have to disclose? You are not alone. Clear seller disclosures protect you, give buyers confidence, and help your sale close smoothly. In this guide, you will learn the key California forms, Walnut Creek-specific issues to expect, and a simple timeline for delivering everything on time. Let’s dive in.
What California seller disclosures cover
You are required to disclose known material facts that affect value and livability. In California, most single-family and 1–4 unit residential sales use several core forms and notices. Completing these carefully reduces surprises and post‑closing disputes.
Transfer Disclosure Statement (TDS)
The TDS is the primary state form where you answer questions about your property’s condition. You disclose known issues, past repairs, and any material facts that could affect value. You complete it yourself, often with your agent’s help. The TDS does not replace a professional inspection.
Seller Property Questionnaire (SPQ)
The SPQ adds detail beyond the TDS. It asks about improvements, permits, neighborhood matters, environmental hazards, and past issues. While not mandated by statute in every case, buyers and lenders commonly expect it. Using the SPQ helps document your knowledge and reduces misunderstandings later.
Natural Hazard Disclosure (NHD)
An NHD report states whether your property is in any mapped hazard zones, such as earthquake fault, seismic hazard, flood, or fire hazard severity zones. Sellers typically order and pay for this report early. An NHD flags zones but does not quantify insurance costs, so buyers may look deeper during escrow.
Lead-based paint disclosure
If your home was built before 1978, federal law requires you to provide an EPA/HUD lead pamphlet and disclose any known lead-based paint hazards or reports. Even if you have no known issues, the disclosure and pamphlet are still required.
HOA and common interest documents
If your property is part of an HOA, you must provide the resale packet. This usually includes CC&Rs, bylaws, rules, budgets, financials, reserve study, and information about assessments. The HOA or its manager charges a fee for the packet, and sellers typically pay or as agreed in the contract.
Special taxes and assessments
If your home is in a Community Facilities District or carries special assessments, you must disclose them. These recurring charges affect carrying costs and appear in tax records and preliminary title reports.
Other required notices
- Death on the property: Certain events related to the condition of the property may be material. Many sellers still disclose recent deaths if asked. Consult your agent and, when needed, legal counsel.
- Unpermitted work: Disclose any additions or remodeling you know were done without permits. Buyers may ask for permits or corrective work.
- Termite and structural issues: Share any known pest history or reports. Buyers commonly order their own inspections.
- Environmental hazards: Disclose known contamination, underground tanks, asbestos, radon, or similar hazards, and provide any reports you have.
Walnut Creek factors to disclose
Walnut Creek sits in Contra Costa County and the East Bay, where local hazards and property details often come up during due diligence.
Wildfire risk and defensible space
Hillside and interface areas can be subject to wildfire risk. If your NHD flags a fire hazard severity zone, expect buyer questions about brush clearance, defensible space, and insurance options. Disclose any mitigation steps you have taken and any past insurance claim history you know.
Seismic and geologic zones
Northern California carries earthquake risk. NHD and seismic maps may note earthquake fault or seismic hazard zones. Disclose known foundation, soil, or slope issues and share any engineering or repair reports you have.
Flooding and nearby creeks
Parts of Walnut Creek sit near creeks and drainage paths. Flood zone status may appear in the NHD. Disclose any past flooding, drainage problems, or water intrusion, along with repairs or mitigation measures like French drains or sump pumps.
Permits and unpermitted work
Buyers often verify permit history with Walnut Creek or Contra Costa County. If you know a deck, addition, roof change, or accessory unit lacks permits, disclose it. Consider consulting a contractor about retroactive permits or corrections before you list.
Special taxes and assessments
Contra Costa parcels can be subject to special assessments, financing districts, or Mello‑Roos. These should appear in tax and title records. If you know of any such charges, disclose them clearly so buyers can factor them into monthly costs.
Sewer, septic, and shared systems
Most Walnut Creek homes connect to public sewer. If your property uses septic or shares a private road, well, or other system, disclose it since it affects maintenance and cost responsibilities.
HOA documents and timing
Condos and some single‑family communities have HOAs. Order the resale packet early and disclose any known violations, pending assessments, or upcoming projects. Buyers want time to review rules, budgets, and reserves.
Insurance availability and costs
Recent wildfire seasons have changed parts of the insurance market. If you have information about past claims, mitigation steps, or prior coverage denials, disclose what you know. Buyers will evaluate coverage options during their contingency period.
When to deliver disclosures
Disclosures must be provided before transfer, but early delivery helps your sale succeed. Here is a typical timeline used by experienced agents and escrow teams.
Pre‑listing preparation
- Gather prior inspection and pest reports, repair receipts, permit records, and warranties.
- Complete the TDS and SPQ in advance so buyers see a full picture from day one.
- Order the NHD early so it is ready for showings and offers.
- Collect HOA contact info and request the resale packet if you will list soon.
Offer and acceptance
- Provide TDS, SPQ, and NHD with your listing or promptly upon receiving an offer.
- Early disclosure helps buyers write stronger offers and reduces rescission risk.
Escrow and buyer contingencies
- Buyers typically order general, pest, roof, HVAC, and sewer scope inspections.
- Lenders require clear title and may request additional disclosures or certifications.
- Deliver the HOA resale packet early in escrow so buyers can review and approve it during their contingency window.
Pre‑closing updates
- Share repair invoices, permit clearances, or correction statements as needed.
- If you learn new material facts at any point, supplement your disclosures promptly.
Risk management for Walnut Creek sellers
You can lower liability and improve buyer confidence with a few practical steps.
- Start disclosures early: finish the TDS and SPQ and order the NHD before listing.
- Be transparent: disclose known defects, unpermitted work, and hazard history.
- Document everything: keep copies of permits, inspection reports, and receipts.
- Consider pre‑listing inspections: a home and pest report can surface fixable issues and support pricing.
- Order the HOA packet early: buyers expect these documents during contingencies.
- Track delivery: save emails and signed receipts to prove what was delivered and when.
- Consult professionals: lean on your agent, a licensed contractor, and a real estate attorney for complex questions about contamination, assessments, or liability.
- If tenants are in place: remember that additional landlord and tenant rules and disclosures may apply. Check local ordinances and state law.
Straight answers to common questions
You might have the same questions many Walnut Creek sellers ask. Here are concise answers to keep your process clear.
- Which disclosures are required: For most residential sales you will deliver the TDS and the NHD. Pre‑1978 homes also require the federal lead‑paint disclosure. If your home is in an HOA, the resale packet is required. Other disclosures depend on known conditions like unpermitted work or contamination.
- Who completes the forms: You complete the TDS and SPQ, often with your agent’s guidance. You are responsible for accuracy and honesty.
- If you forget something: If you knowingly omitted a material fact, the buyer may have remedies that can include damages or in some cases rescission. If it was an honest mistake, outcomes vary. Documentation and cooperation help. Consult an attorney for significant issues.
- Who pays for inspections: Buyers typically order and pay for their inspections. Sellers often pay for the NHD and HOA packet. Some sellers proactively provide pre‑sale inspections to build trust and reduce surprises.
- Handling unpermitted work: Disclose it. When feasible, pursue retroactive permits or a corrective plan. If not feasible before listing, be ready to negotiate repairs, credits, or escrow holds after buyer inspections.
- Local hazard concerns: The NHD will flag mapped zones for wildfire, seismic, and flood. You should disclose any known property-specific history, such as drainage problems, slope movement, or insurance issues.
How Julie helps you prepare
Selling a premium Walnut Creek home requires accuracy, timing, and a professional process. With deep local experience, hands‑on renovation knowledge, and team-based support, you can complete disclosures with confidence and position your home for a smooth sale. From organizing your TDS, SPQ, and NHD early to coordinating HOA packets and pre‑listing inspections, your agent can help you deliver clean, complete information that builds buyer trust and supports top-dollar results.
Ready to sell smarter in Walnut Creek? Schedule a complimentary home strategy call with Julie Whitmer to get a tailored disclosure and preparation plan for your home.
FAQs
What is the Transfer Disclosure Statement in California?
- The TDS is the main form where you disclose known property conditions and material facts so buyers can make informed decisions.
Do Walnut Creek sellers need a Natural Hazard Disclosure?
- Yes. An NHD is customary and identifies whether your property lies in mapped zones like fire, flood, fault, or seismic hazard areas.
What must I provide if my home is in an HOA?
- You must deliver the HOA resale packet, including CC&Rs, bylaws, rules, budgets, financials, reserves, and any assessment information.
Are special taxes like Mello‑Roos required to be disclosed?
- Yes. Ongoing special taxes and assessments are material facts that affect carrying costs and must be disclosed to buyers.
How should I disclose unpermitted work in Walnut Creek?
- State what you know about the scope and timing, provide any documents, and consider retroactive permits or a corrective plan before listing.
What happens if I learn new information during escrow?
- You must supplement your disclosures promptly so the buyer has accurate and timely information before closing.