California gives home buyers a lot of information, and using it well is one of the biggest advantages you have. Think of this stage as getting to know the home before you commit.
Forms you will receive from the seller
- Transfer Disclosure Statement (TDS). The seller's account of the property's condition and any known items.
- Seller Property Questionnaire (SPQ). Additional detail about the home and neighborhood.
- Natural Hazard Disclosure (NHD). A report on whether the property sits in mapped zones, and whether special taxes such as Mello-Roos apply.
- Lead-based paint disclosure for homes built before 1978.
- HOA documents if the home is in an association.
- Agent Visual Inspection Disclosure. What the listing agent observed in a walk-through.
Inspections you can order
- A general home inspection covering structure, roof, plumbing, electrical, heating and cooling
- Termite and pest inspection
- Sewer line camera inspection
- Roof, pool, chimney or foundation specialists when the general inspector suggests one
Making the most of the results
1. Attend the inspection if you can. It is the best home education you will get. 2. Sort findings into safety items, big repairs and small maintenance. 3. Decide with your agent what to request: repairs, a credit at closing, a price change, or nothing. 4. Remove your contingencies in writing once you are comfortable.
A word on peace of mind
Nearly every home has a few items on the report. The goal is not a perfect list. It is knowing what you are buying so you can plan your first year with a smile.
Reports describe conditions on the day of inspection and are not a guarantee. Your agent will help you decide which inspections make sense.
More in Buyer Guides
- First-Time Buyer: The 10 Steps — A friendly checklist from first budget to keys, built for people buying for the first time.
- From Accepted Offer to Keys: Your Day-by-Day Timeline — What happens in the roughly 30 days after your offer is accepted, and what to do each week.
- Working With a Buyer's Agent: The Written Agreement and How It Works — What the buyer representation agreement covers, how agents are paid, and what to expect from a great one.
- Loan Types and 2026 Limits: Conventional, FHA, VA and Jumbo — A simple tour of your loan options, with this year's official San Diego County and Orange County limits.
- Down Payment Help: Programs Worth Checking — Where buyers look for down payment and closing cost help in California and San Diego County.
- Property Taxes, Mello-Roos and HOA Dues: Know Your Monthly Number — How California property tax works, what special assessments and HOA dues are, and how to budget them.
- Homeowners Insurance: Get Your Quote Early and Keep It Simple — What a home policy covers, how to shop quotes, and why lining it up early makes closing smooth.
- Writing an Offer That Wins (and Still Protects You) — How to build an offer that stands out through price, terms and timing, with your interests protected.
- Closing Costs Explained — Every line on your closing statement, in plain English, with realistic ranges.
General information only, not legal, tax or financial advice. Programs, rules and limits change, so confirm details with your lender, escrow officer, attorney or tax professional.