Seller Disclosures in San Francisco: What You Must Provide

When you sell a home in San Francisco, you must give the buyer a set of disclosures about the property's condition and history. The core documents are the California Transfer Disclosure Statement (TDS), a Natural Hazard Disclosure (NHD) report, and San Francisco's own Report of Residential Building Record, known as the 3R report, along with proof of compliance with the city's energy and water conservation rules. A condo adds the homeowners association document package. This guide walks through each one. It is general information, not legal advice, so confirm the specifics with your agent and a real estate attorney.

Key Findings

• The Transfer Disclosure Statement (TDS) is the core seller disclosure of the property's known condition, required under California Civil Code Section 1102.
• A Natural Hazard Disclosure (NHD) report tells the buyer whether the home sits in a flood, wildfire, or seismic hazard zone.
• San Francisco's 3R report discloses the property's permit history, legal use, and authorized occupancy.
• San Francisco requires energy and water conservation compliance at the point of sale, verified before the deal closes.
• Condo sellers add the HOA document package: budget, reserves, CC&Rs, and recent minutes.
• The seller customarily pays for the NHD, 3R, and compliance work in San Francisco.

What Is the Transfer Disclosure Statement (TDS)?

The TDS is the central disclosure a California seller makes, required under Civil Code Section 1102 for most sales of one-to-four-unit residential property. On it, you disclose what you actually know about the property's condition, from the systems and appliances to any defects, past repairs, or issues like water intrusion or neighborhood nuisances. The standard is honesty about known facts, not a guarantee that nothing is wrong. Filling it out carefully and truthfully is the single best protection a seller has against a later dispute, because the most common disclosure problems come from leaving something out, not from the condition itself.

What Is a Natural Hazard Disclosure (NHD) Report?

California requires sellers to disclose whether a property lies within designated natural hazard zones, including special flood, very high fire, seismic, and other state-mapped areas. In practice this is handled by a third-party NHD report that checks the property against the official maps and summarizes the findings for the buyer. It is a routine, inexpensive report that the seller orders early so there are no surprises during the buyer's review period.

What Is San Francisco's 3R Report?

The 3R report, or Report of Residential Building Record, is specific to San Francisco. Issued through the city, it summarizes the property's record: its authorized occupancy and use, whether it is classified as a condominium, its zoning and building-code occupancy classification, its construction date, and its full building permit history and status. For a buyer, the 3R is where unpermitted work or a mismatch between the legal and actual use of a unit shows up, which is exactly why San Francisco requires the seller to deliver it before the sale closes. Ordering it early lets you address any permit questions before they become a negotiating point.

What Are the Energy and Water Conservation Requirements?

Since 1982, San Francisco has required residential properties to meet energy and water conservation standards at the point of sale under the city's Residential Energy Conservation Ordinance and its companion water conservation rules. In practice, that means an inspection confirms the home has the required conservation measures in place, such as low-flow fixtures and basic energy items, and a certificate of compliance is issued before closing. Most well-kept condos already meet the standard, but it is worth confirming early, because any corrections are the seller's to make before the deal can close.

What Extra Disclosures Do Condo Sellers Make?

A condo is a common interest development, so on top of the standard disclosures you provide the HOA document package. Under California Civil Code Section 4525, that includes the association's current budget, reserve study, governing documents such as the CC&Rs and bylaws, insurance information, and recent meeting minutes, along with any pending or anticipated special assessments. Buyers and their lenders scrutinize these closely, so a clean, complete, promptly ordered HOA package keeps a condo sale moving. For how those dues and assessments work, see Rises.co's guide to HOA dues and special assessments in SF high-rises.

Who Pays for the Disclosures, and When Are They Due?

In San Francisco, the seller customarily orders and pays for the disclosure package, and the reports are prepared up front so the buyer can review them during the contingency period. None of these is expensive on its own, and together they are a small line on your net sheet.

For the full cost picture, see Rises.co's guide to how much it costs to sell a condo in San Francisco.

From experience: On every listing, the disclosure package, the 3R, the NHD, the compliance inspection, and the full HOA documents, gets ordered and assembled before the home goes live, not after an offer comes in. Front-loading the paperwork means buyers review a complete, transparent file from day one, which builds trust, shortens the contingency period, and takes away the surprises that cause deals to wobble late.

A Note

This article is general information about how San Francisco disclosures commonly work, not legal advice. Disclosure obligations, exemptions, and forms can change, and every property is different. Review your specific situation with your agent and, where needed, a qualified real estate attorney.

Frequently Asked Questions

What disclosures are required when selling a home in San Francisco?

At a minimum, the California Transfer Disclosure Statement (TDS), a Natural Hazard Disclosure (NHD) report, San Francisco's 3R report, and proof of energy and water conservation compliance. A condo also requires the HOA document package.

What is a 3R report?

The 3R report, or Report of Residential Building Record, is a San Francisco document that discloses a property's permit history, legal use, occupancy, zoning, and construction date. The seller must deliver it to the buyer before the sale closes.

What is the Transfer Disclosure Statement?

The TDS is a California form, required under Civil Code Section 1102, on which the seller discloses what they know about the property's condition and any defects. It is required for most one-to-four-unit residential sales.

Do I have to bring my condo up to code before selling?

You generally must meet San Francisco's energy and water conservation requirements at the point of sale, which is a defined set of conservation measures rather than a full code upgrade. An inspection confirms compliance before closing.

Who pays for the disclosure reports?

In San Francisco, the seller customarily orders and pays for the NHD, the 3R, and the compliance inspection. The cost is modest and shows up as a small line on your net sheet.

What happens if I forget to disclose something?

Failing to disclose a known material fact is the most common source of post-sale disputes. When in doubt, disclose it. Your agent and a real estate attorney can help you document known issues correctly.

Work With Sean Mamola

Getting ready to sell and want the paperwork done right? Sean Mamola brings 17+ years of real estate expertise and a luxury hospitality background to every client relationship, with a track record spanning entry-level condos to an $8.7 million South Beach penthouse. As a Global Luxury Specialist with Compass, Sean assembles a complete, transparent disclosure package up front so your sale moves smoothly from day one. Schedule a consultation or call (415) 704-3640.