Guide to Reading a Disclosure Package | San Francisco

Buying in San Francisco 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.

San Francisco Seller Disclosure ⭐️

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.

3R Report (Report of Residential Records - Permit History) ⭐️

Issued by the San Francisco Department of Building Inspections. It outlines the property’s current legal use, past permits, and open/closed status of those permits. I confirm that any claimed permitted work is properly documented as complete.

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.

Energy & Water Compliance Certificate

Confirms the property complies with San Francisco’s energy and water standards (e.g., low-flow toilets, smoke detectors, carbon monoxide detectors).

Underground Storage Tank Inspection

For properties built before 1992, this report indicates whether there is evidence of an underground storage tank (common in older homes where tanks once held heating fuel). Decades ago the city required that all underground storage tanks be identified and removed. Because this could be costly, it’s an important disclosure item for a buyer. However, since this mandate occurred so long ago, most tanks have been identified and removed. It would be unusual to find one still present.

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 San Francisco’s damp 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

• 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

• Wire Fraud Advisory

• Fair Housing Advisory

These rarely contain surprises, but they 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 SF 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.