Thinking about listing your Pleasanton home in the next year? California’s seller disclosures can feel overwhelming, and the stakes are real if you miss something important. You want a smooth sale, strong offers, and confidence that you’ve done things right. This guide shows you what to disclose, which forms you’ll complete, and how to prepare a clean package that reduces risk and builds buyer trust. Let’s dive in.
What California requires
California law requires you to disclose known material facts about your property that could influence a buyer’s decision. Written disclosures are standard in residential sales and help prevent disputes after closing. When in doubt, disclose clearly and attach documents that support your statements.
If a seller fails to disclose a known material issue, buyers may pursue remedies that can include canceling the deal or seeking damages. Outcomes depend on the facts and the law that applies to the situation. For complex matters, consult a real estate attorney.
Core disclosure forms for Pleasanton sellers
Transfer Disclosure Statement and Seller Property Questionnaire
- The Transfer Disclosure Statement (TDS) is the statewide form where you share what you know about the home’s condition, systems, and neighborhood factors.
- The Seller Property Questionnaire (SPQ) is often used with the TDS to prompt more detail about repairs, insurance claims, improvements, and use.
- Be accurate. If you do not know an answer, say so. Consider inspections to verify unclear items.
Natural Hazard Disclosure report
- You must disclose if your property lies in specified hazard zones, such as flood, fire hazard severity, earthquake fault, or seismic hazard areas.
- A third‑party Natural Hazard Disclosure (NHD) report is commonly ordered so you can deliver an official summary to buyers.
- Pleasanton homes may intersect with flood zones near local creeks and the Arroyo Las Positas, and parts of Alameda County have mapped seismic and fire hazard areas.
Lead‑based paint disclosure
- For homes built before 1978, federal law requires you to provide an EPA/HUD lead hazard pamphlet and disclose any known lead‑based paint hazards.
- Check the year built on your assessor record and prepare the lead disclosure if your home is pre‑1978.
HOA and PUD documents
- If your home is part of an HOA or a condo community, you must provide governing documents, rules, budgets, meeting minutes, reserve studies, and required statements.
- Order the HOA resale packet early. Delays here can slow escrow.
Pest and termite inspections
- Wood‑destroying pest inspections are common in the Bay Area and often requested by buyers or lenders.
- If you have past termite reports, treatments, or repairs, disclose them and include invoices. Many sellers get a current report before listing.
Sewer, septic, and utilities
- Most Pleasanton properties connect to municipal sewer, but some outlying or older homes may use septic systems.
- Disclose whether your home is on sewer or septic, provide maintenance and permit history, and attach any recent inspection reports.
- If you have a private well or shared water system, share details about service, quality, and agreements.
Environmental and historical conditions
- Disclose known hazardous materials, underground or above‑ground tanks, contamination, or cleanup activities.
- If you suspect a historical environmental condition, check local records and consult appropriate professionals before listing.
Safety devices and code items
- California requires working smoke alarms and carbon monoxide alarms in residences.
- Disclose any unpermitted work. If permits exist for additions or remodels, include copies and final sign‑offs.
Megan’s Law notice
- You will provide the standard notice directing buyers to state resources regarding registered sex offender information. Sellers are not required to independently verify.
Insurance and claims history
- Disclose prior insurance claims, such as fire or water losses. Buyers and underwriters may request claims history documentation.
Pleasanton hazard and local notes
- Seismic mapping: Alameda County has areas mapped for earthquake fault and seismic hazards, and Bay Area buyers often review these closely.
- Fire hazard severity: Some areas carry state fire hazard designations that can affect insurance and preparedness.
- Floodplain considerations: Parcels near creeks or the Arroyo Las Positas may fall within flood or fringe zones. Your NHD will summarize these designations.
- Permits and inspections: Keep permits and final inspections for additions, ADUs, remodels, seismic retrofits, and major systems. Pleasanton building records can help you retrieve missing documents.
- Sewer or septic: Verify your system type and any certification or inspection norms that could affect timing.
6–12 month game plan
Start early to avoid surprises. This timeline helps you stay ahead of the paperwork and strengthen your listing.
6–12 months before listing
- Gather core documents: deed, parcel number, year built, recent tax bill, mortgage info, and utility summaries.
- Locate permits and final inspections for major improvements. If you cannot find them, contact the City of Pleasanton or Alameda County records.
- If you suspect boundary or easement issues, consider ordering a preliminary title report.
2–8 weeks before listing
- Order your NHD report so hazard information is ready.
- Consider pre‑listing inspections: general home inspection, pest, roof, sewer lateral, and foundation if there are known concerns.
- Request the HOA resale packet, including CC&Rs, bylaws, rules, budgets, and minutes, if applicable.
- Compile receipts and warranties for roof, HVAC, water heater, plumbing, electrical, foundation work, and seismic retrofits.
- If your home was built before 1978, prepare the federal lead disclosure materials.
At listing or offer acceptance
- Deliver the full disclosure packet to buyers per your brokerage’s practice and state requirements.
- Include TDS, SPQ, NHD, lead disclosure if applicable, HOA packet, pest report, permits and final inspections, and any pre‑listing inspection reports.
- Keep signed delivery receipts and acknowledgments.
During escrow
- Respond quickly to buyer questions. Provide additional documents or clarifications as needed.
- For disputes or material discoveries, consult a real estate attorney to determine next steps.
Pre‑listing disclosure checklist
- Deed and assessor parcel number (APN)
- Year built and legal description
- Most recent property tax bill and any assessments
- Permits and final approvals for additions, remodels, ADUs, and retrofits
- HOA documents and resale packet, if applicable
- Past pest reports and termite treatment invoices
- Receipts and warranties for major systems and repairs
- Insurance claims history and any remediation reports
- NHD report and any other hazard reports
- Lead‑based paint disclosure materials for pre‑1978 homes
- Any notices from local government, code enforcement, or abatement
- Sewer, septic, or private well records
- Preliminary title report if issues are suspected
Avoid costly mistakes
- Be thorough and truthful. Incomplete or inaccurate disclosures increase risk.
- Do not hide unpermitted work. Disclose what you know and consider consulting the city or licensed contractors about options.
- Match your disclosures to the MLS. Do not let marketing claims conflict with what you sign in writing.
- Order the HOA packet early to avoid escrow delays.
- Keep a single folder with all receipts, warranties, permits, and inspection reports.
When to deliver disclosures
Provide required disclosures early. Many Pleasanton listings share the disclosure packet before or at the time of listing so buyers can review it before making an offer. Some items, like HOA packets, may arrive shortly after you go live. Your agent will help you time delivery to keep momentum and protect you.
Repair now or disclose and price accordingly
If you know about a defect, you must disclose it whether or not you fix it. Pre‑listing repairs can remove objections and improve offer strength, especially for common concerns like roof, pest, or sewer items. If you choose not to repair, price strategy and full transparency become even more important.
Ready to sell with confidence
Clear, timely disclosures help buyers say yes with confidence and protect you after closing. If you want a partner to coordinate documents, inspections, and listing prep, the team at McDowell Homes Group can guide you through every step.
FAQs
What are the main disclosure forms for a Pleasanton home sale?
- You will typically complete the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure, and, for pre‑1978 homes, the federal lead‑based paint disclosure.
When should Pleasanton sellers deliver disclosure packets to buyers?
- Provide disclosures early, often at or before listing, so buyers can review before writing offers and to prevent delays in escrow.
Do Pleasanton sellers need a Natural Hazard Disclosure if the home seems safe?
- Yes. The NHD is required to identify mapped hazards like flood, fire severity, and seismic zones, regardless of how the property appears.
How do HOAs affect seller disclosure in Pleasanton?
- If your property is in an HOA or condo, you must provide governing documents, budgets, minutes, reserve studies, and disclosures, which can take time to obtain.
Should Pleasanton sellers order inspections before listing?
- Pre‑listing inspections, such as general, pest, roof, or sewer lateral, can clarify issues, support accurate disclosures, and help you decide on repairs versus pricing.
What happens if a Pleasanton seller forgets to disclose a known defect?
- Failure to disclose known material facts can expose you to buyer claims or legal remedies, so it is best to disclose fully and keep written records.
How do I handle unpermitted work on my Pleasanton property?
- Disclose the work, provide any available documentation, and consider consulting the city or licensed professionals about options to address it.