Guide to Reading a Disclosure Package | Marin

Buying in Marin means you’ll see thick disclosure packets filled with documents. Some are absolutely critical and specific (⭐️) to the property, while others are standard, boilerplate forms you’ll see in almost every package. Below is a guide to the typical items you’ll encounter and what I look for in each.

Coversheet

This serves as the table of contents. It often includes instructions for writing an offer and contains the receipt page that we’ll sign and include with our offer.

Here, I also check whether the seller has pre-opened escrow. While it is technically the buyer’s choice which Title company to use (since buyers pay all Title and Escrow fees), most listing agents will pre-open with a preferred escrow officer to streamline the process. Fees are generally the same across providers, so as long as the officer is reputable, I don’t object to following the listing agent’s lead.

Transfer Disclosure Statement (TDS) ⭐️

One of the most important documents. This seller-completed questionnaire covers the condition of the property and neighborhood. I pay close attention to any boxes checked “Yes” on page two and review the explanations carefully.

Agent Visual Inspection Disclosure (AVID) ⭐️

Each agent must perform perform a visual inspection of the property and disclose the results. The most common items reported include cosmetic wear-and-tear (scuffs, scratches, marks on hardwood floors), but they can occasionally flag more serious red flags.

Seller Property Questionnaire (SPQ) ⭐️

Another seller-completed questionnaire focused on the property and neighborhood. As with the TDS, I look carefully at all “Yes” answers and the explanations.

Realist (Property Detail) Report (Tax Records)

This is pulled from tax records. Here we verify square footage, bedroom/bathroom count, and owner of record.

City Resale Report (RBR - Permit History) ⭐️

Most cities in Marin require a Resale Report outlining records, violations, and permits from the city as part of required seller disclosures. This document outlines the property’s current legal use, past permits, and open/closed status of those permits. Here I confirm that any work reported as permitted is properly documented.

📣 → Some parts of Marin (Kentfield, areas of San Rafael, areas of Mill Valley) fall into “Unincorporated” Marin, which simply means it is County jurisdiction versus City jurisdiction, particularly when it comes to things like services (sanitation, water, public utility, fire etc.). These services instead run through the County of Marin, located at Civic Center in San Rafael. Jurisdiction lines can have to do with being within proximity to certain flood or fire zones. The county is more lax when it comes to permitted work. To check on county permits for your prospective property, follow the 🔗 here.

Earthquake Hazards Report

Covers earthquake-related safety measures (like water heater bracing). It’s common to see many “Don’t Know” answers here.

Natural Hazard Report ⭐️

A location-specific report showing whether the property is in an area affected by natural hazards such as earthquakes, floods, wildfires, or tsunamis. We also check to see whether the property is located in a High or Very High Fire Hazard Zone. This will affect the property’s ability to qualify for homeowner’s insurance.

Preliminary Title Report ⭐️

Issued by the title company. It confirms ownership, lot details, property taxes, easements, and liens. Key points I review:

• Ownership: Are the sellers the legal owners?

• Easements/Liens: Any restrictions or outstanding debts?

• Taxes: Whether current or unpaid (these are prorated and settled in escrow).

• Exceptions: Items excluded from title insurance coverage.

• ALTA Policy: Required by lenders to secure their interest.

• CLTA Policy: Standard owner’s title insurance policy in San Francisco.

Termite/Pest Report ⭐️

Examines the property for wood-destroying pests (termites, beetles, dry rot). I like these reports because they assign dollar values to needed repairs.

• Section I: Active infestations or damage that must be repaired.

• Section II: Conditions that could lead to infestation.

Dry rot is very common in Marin’s damp and/or wooded climate, so don’t be surprised to see it listed.

Home Inspection Report ⭐️

Covers the overall functionality and condition of the property. Unlike the pest report, it does not assign repair costs, but it provides a big-picture look at operability and safety.

Standard Statewide Disclosures

These are boilerplate documents required in California, which we will see in every package. Includes items such as:

• Lead-Based Paint Disclosure

• Marin County Dislcosures

• Market Conditions Advisory

• Wire Fraud Advisory

• Water-Conserving Fixtures Disclosure

• Buyer and Seller Advisory

• Privacy Notices

• Flood Map Advisory

• Square Footage Advisory

• Consumer Privacy Notice

• Fair Housing Advisory

These rarely contain surprises, but are part of every transaction.

Condo-Specific Documents (if applicable)

For condominiums, you’ll see additional documents from the HOA. These help assess how the association is managed, funded, and governed.

• CC&Rs ⭐️ (Covenants, Conditions & Restrictions): Governing rules for the property.

• Bylaws & House Rules ⭐️: More specific day-to-day rules (e.g., quiet hours, use of common areas).

• Articles of Incorporation: Only if the HOA is incorporated (many smaller HOAs are not).

• HOA Budget & Reserve Study: Shows the financial health of the association.

• HOA Insurance: Coverage details.

• Meeting Minutes ⭐️: Always worth reading—they reveal ongoing issues, upcoming projects, and how neighbors interact.

👉 The goal of reviewing these documents is to spot anything unusual, concerning, or inconsistent. Most of it will be standard, but we’ll focus together on the items that directly affect your property, costs, or future ownership.