California has some of the strictest seller disclosure rules in the country. If you’re selling a home in Los Angeles, you’ll hand the buyer a thick stack of forms and reports, and what you put in them matters long after escrow closes. This guide walks through what you have to disclose, the new rules for 2026, and the LA-specific items that catch sellers off guard.
The Core Rule: Disclose What You Know
California sellers must disclose known material facts that affect a property’s value or desirability. A simple test: if you’d want to know it as a buyer, disclose it.
Two points surprise many sellers. First, selling “as is” doesn’t eliminate your disclosure duties. It means you won’t make repairs, not that you can stay quiet about problems. Second, the rules apply whether or not you use an agent, so for-sale-by-owner sellers have the same obligations.
The Main Disclosure Forms
Transfer Disclosure Statement (TDS). Required by California Civil Code Section 1102 for most sales of homes with one to four units, including condos. The TDS covers the home’s features and condition: roof, plumbing, electrical, foundation, additions, repairs, and known defects. Certain transfers, such as many probate and foreclosure sales, are exempt, but most regular sales are not.
Seller Property Questionnaire (SPQ). A California Association of Realtors form that goes further than the TDS, asking about things like past insurance claims, leaks, pets, neighborhood noise, and lawsuits. It’s standard in most LA transactions that use the C.A.R. purchase agreement.
Natural Hazard Disclosure (NHD). Tells the buyer whether the property sits in a flood zone, a very high fire hazard severity zone, a wildland fire area, an earthquake fault zone, or a seismic hazard zone. Most sellers order this report from a third-party provider. See what an NHD report covers and how to read it.
Other common disclosures include:
- Lead-based paint disclosure for homes built before 1978 (a federal requirement)
- The earthquake safety guide for older wood-frame homes built before 1960
- Any death on the property within the past three years
- The Megan’s Law database notice
- Compliance statements for water heater bracing and smoke and carbon monoxide detectors
New Disclosure Rules for 2026
California added several new requirements recently, and some older forms don’t include them yet:
- Recent flips. Since July 2024, sellers reselling a single-family home within 18 months of buying it must disclose additions, alterations, and repairs made since purchase, along with contractor and permit information.
- Electrical inspection notice. Starting January 1, 2026, sellers must give buyers a notice recommending a professional inspection of the electrical system.
- Gas appliance restrictions. Also starting in 2026, sellers must disclose any known state or local rules that restrict replacing gas appliances that come with the home.
- Smoking and vaping. Sellers must now disclose a known history of smoking or vaping on the property and any tobacco or nicotine residue.
What’s Different When You Sell in Los Angeles
The City of LA’s Residential Property Report. If your home is within the City of Los Angeles, including Studio City and Sherman Oaks, you’ll need a Report of Residential Property Records (often called a 9A report) from the Department of Building and Safety. It shows the permitted use, number of units, and permit history. It’s a common place for unpermitted additions and garage conversions to surface, so order it early. Burbank, Glendale, and Pasadena are separate cities with their own rules, so check local requirements if you’re selling there.
Fire zones. Many foothill and hillside neighborhoods across the region, from Burbank, Glendale, and Pasadena to the hillsides of Studio City and Sherman Oaks, fall within high or very high fire hazard severity zones. Homes in these zones come with additional fire-related disclosures, including information about defensible space. With insurance a major concern for LA buyers right now, expect these to get close attention.
Condos. Condo sellers must also provide the HOA’s disclosure package, which now includes the building’s balcony inspection report. See our guide to SB 326 and buying a condo in LA for details.
Timing and the Buyer’s Right to Cancel
Disclosures should be delivered as soon as possible. If a required disclosure reaches the buyer after they’ve made their offer, the buyer gets a short window to cancel: three days after in-person delivery, or five days after it’s mailed or sent electronically. Late disclosures hand the buyer an exit on their timeline, not yours.
Tips for LA Sellers
1. Start before you list. Gather permits, repair invoices, and past inspection reports. Order the NHD and, if you’re in the City of LA, the 9A report early.
2. When in doubt, disclose. Most disclosure lawsuits involve issues the seller knew about and left out, such as unpermitted work, past leaks, or known problems with major systems. Disclosing an issue rarely kills a deal. Hiding one can lead to a lawsuit years later.
3. Use current forms. Forms from before 2026 won’t include the new notices.
4. Be specific. “Roof leak repaired in 2023 by a licensed roofer, invoice attached” is far better than a vague note.
Related reading: SB 326 and the California balcony law for condo sellers, and what escrow is.
The Bottom Line
Disclosures aren’t just paperwork. Done well, they protect you from renegotiation during escrow and from legal claims after closing. Start early, be thorough, and pay attention to the local reports that come with selling in Los Angeles.
Thinking about selling your home in Los Angeles? I help sellers prepare their disclosures before listing so there are no surprises in escrow. Contact me to talk through your situation.
This article is for educational purposes only and is not legal advice. For guidance on a specific property, contact a qualified real estate attorney.
Arman Boyadjian, CA DRE #02131891 · Compass, CA DRE #01991628 · Equal Housing Opportunity · Privacy Policy
