Buying in San Francisco and wondering what is inside a disclosure packet, and what actually matters? If you are comparing a city purchase to an East Bay option, you want clarity fast. In this guide, you will see the core documents, the San Francisco specifics that can change your timeline or costs, and a quick-read checklist to help you decide with confidence. Let’s dive in.
What buyers receive in San Francisco packets
Transfer Disclosure Statement (TDS)
The TDS is the seller’s primary questionnaire on the home’s condition and known issues. You will see checkboxes and short answers on systems, defects, and past problems. Treat it as a guide, not a substitute for inspections.
Seller Property Questionnaire (SPQ)
The SPQ expands on the TDS with more detail about past repairs, improvements, drainage, and disputes. Look for any “yes” answers with explanations and dates. These can point you to areas that need inspection follow-up.
Natural Hazard Disclosure (NHD)
This vendor report checks mapped hazard zones like flood, fire severity, earthquake fault, and landslide. It does not confirm actual past damage. Use it to understand risk and potential insurance or retrofit needs.
Lead-based paint disclosure
If any part of the home was built before 1978, federal law requires this disclosure and an EPA pamphlet. You typically receive a right to test unless you waive it. Note any past lead remediation or paint testing mentioned.
Wood-destroying organism (WDO) report
Termite and pest findings commonly affect loans and repair budgets. Look for active infestations, dry rot, and recommended treatments. Ask for repair estimates if items are flagged.
Inspection reports
Many sellers provide pre-listing inspections, plus roof, sewer, or HVAC reports. These speed your review and help you prioritize follow-up. Even with reports in hand, consider your own inspections for verification.
Preliminary Title Report and recorded documents
Title shows easements, liens, CC&Rs, and exceptions that will carry to your final policy. Focus on anything that limits access, use, or future renovation plans. Ask the title officer to explain any unclear exceptions.
HOA or condo resale packet
For condos and PUDs, you will receive CC&Rs, bylaws, financials, reserve study, minutes, insurance certificate, and any litigation or special assessment disclosures. Meeting minutes and reserve study details matter for near-term costs.
Permits and records
You may receive copies of permits or notes about unpermitted work. In older San Francisco homes, unpermitted additions are common and can be expensive to correct. Verify permit history and any open or abated violations.
Utility and tax information
Packets often include recent property tax bills and special tax disclosures. Review any local compliance requirements noted. Keep an eye out for sewer lateral status and special assessments.
Tenant or occupancy documents
If tenant-occupied, expect leases, deposits, and notices, plus whether the property is under rent control. Tenant rights can affect move-in timing. Confirm deposit amounts and notice history.
Insurance and claims history
If provided, review past claims for fire, flood, or earthquake events. Prior claims may affect insurability and premiums. Ask your insurer how claims history could impact your policy.
San Francisco specifics to watch
Private Sewer Lateral (PSL) compliance
San Francisco often requires a PSL inspection and compliance at transfer. Look for a Certificate of Compliance or clear path to completion before close. Missing PSL status can delay closing or require an escrow holdback.
Tenant protections and rent control
San Francisco’s rent ordinance provides strong tenant protections that can limit evictions and require relocation assistance in certain cases. If you plan to occupy soon after closing, confirm lease terms and protection status. Possession timing can be a critical factor in your decision.
Ellis Act, conversions, and history
Past Ellis Act use or conversion efforts can affect tenant rights and risk. Watch for references in disclosures or title documents. Ask your team to clarify any historical notes before you proceed.
Local taxes and mapped hazards
Special taxes can appear in newer developments, even if less common in the city core. Hazard maps may show liquefaction or landslide zones in certain neighborhoods. Factor these into your risk and retrofit plans.
Permits, unpermitted work, and local code
San Francisco’s permit history is a must-check item. Unpermitted additions or structural work carry higher risk and cost. Pay special attention to soft-story seismic requirements and any city notices.
Mandatory local notices and certificates
Beyond PSL, city notices for items like façade repair or elevator permits can appear in packets. These can drive timing and near-term costs. Verify whether orders are open, completed, or scheduled.
HOA realities in the city
Some associations operate with limited reserves while facing near-term capital needs. Review reserve studies, minutes, and insurance deductibles carefully. Pending litigation or large assessments can change your numbers quickly.
Insurance considerations
Flood exposure varies by location, and earthquake insurance is optional and often costly. Use hazard maps and past claims to discuss coverage with your insurer. Budget for higher deductibles where applicable.
Fast-review checklist for busy buyers
Priority 1: Immediate red-flag scan
- Preliminary Title Report: easements, liens, CC&Rs, and any access restrictions.
- HOA packet: pending assessments, litigation, low reserves, and restrictive rules.
- Tenant documents: lease terms, deposits, and rent-control or possession issues.
- PSL status: confirm Certificate of Compliance or plan for escrow resolution.
- TDS entries: any “yes” to foundation, roof, water intrusion, or structural issues.
- Prior major claims or repairs: fire, flood, or earthquake notes.
Priority 2: Hazard and legal constraints
- NHD report: flood zones, very high fire hazard, fault, or landslide zones.
- Title exceptions and CC&Rs: anything that limits use or renovation plans.
- City notices: DBI, code enforcement, or façade orders in the packet.
Priority 3: Confirm and follow up
- SPQ and TDS: unpermitted work, drainage, neighborhood disputes, and past repairs.
- HOA numbers: budget, reserve study figures, and insurance policy limits.
- Permit history: verify permits for major remodels or system replacements.
- WDO specifics and claims history: identify items needing immediate inspection.
Red flags that warrant a pause
- Unpermitted additions touching structural systems or egress.
- Significant HOA litigation or large near-term assessments.
- Active rot, foundation movement, major water intrusion, or recurring flooding.
- Mapped landslide or liquefaction with known movement history.
- Tenant protections that block near-term occupancy.
What to skim vs. read closely
- Skim boilerplate, routine HOA correspondence, and minor title items.
- Read closely any title exception limiting use, city notices, open permits, and any TDS or SPQ items marked “yes.”
Triage questions for every document
- Does this affect occupancy or closing timing?
- Does this create a material cost to fix?
- Does this affect financing or insurability?
Next steps, contingencies, and inspections
Stage A: Order immediately in your inspection window
- General home inspection focused on roof, foundation, drainage, and structure.
- Sewer scope, given the importance of PSL in San Francisco.
- Pest and WDO inspection to size repairs and lender requirements.
- HOA and reserve review for condos, with attention to assessments and insurance.
- Title review with a closing officer to surface deal blockers early.
Stage B: If Stage A flags issues
- Structural engineer when foundation, slope, or structural concerns appear.
- Licensed contractor bids for roof, foundation, or seismic work.
- Environmental testing for lead, asbestos, or mold if indicated by age or disclosures.
Common contingencies and timing norms
- Inspection contingency often ranges from 7 to 17 days, subject to negotiation.
- Title and HOA reviews typically track with your inspection timeline.
- Financing and appraisal contingencies are separate and often run in parallel.
Escrow practicalities for time-pressed buyers
- Request the full packet early so you can schedule inspections quickly.
- Use local specialists who know San Francisco systems and timelines.
- Set clear delivery deadlines for disclosures and your approval periods.
Expected turnaround times
- General inspection: same day to 2 days for the report.
- Sewer camera: same day to 48 hours.
- Structural consult: 2 to 7 days.
- HOA packet: often 3 to 10 days based on management response.
Make the SF vs. East Bay call with confidence
San Francisco disclosure packets include the standard California forms plus local details that can affect costs, timing, and occupancy. If you move through the packet in a smart order, you can spot deal blockers within an hour and focus your energy on the right follow-ups. When you want a calm, expert read and fast vendor coordination, you deserve a white-glove team.
Ready to review a packet or compare an SF purchase to the East Bay with a concise plan? Reach out to Cynthia Money for a personalized, concierge-level strategy that matches your timeline.
FAQs
What is included in a San Francisco disclosure packet?
- You will typically receive the TDS, SPQ, NHD, lead disclosure if applicable, WDO and inspection reports, a preliminary title report, HOA resale documents for condos, permit history, tax and utility info, tenant documents if occupied, and any available insurance claim history.
How is San Francisco different from the East Bay for disclosures?
- San Francisco packets often feature PSL compliance, stronger tenant protections that can affect possession, and city-specific permit and code items, which may have greater impact on timing and costs compared to many East Bay transactions.
Why is the Private Sewer Lateral (PSL) certificate important?
- PSL compliance is often required at transfer in San Francisco, and missing documentation can delay closing or require an escrow holdback, so confirm status early.
What should I check first if I only have 20 minutes?
- Scan title exceptions, HOA assessments and litigation, tenant and possession issues, PSL status, and any TDS “yes” answers for structural, roof, or water intrusion concerns.
What inspections should I order right away?
- Start with a general home inspection, sewer scope, and WDO inspection, then add a structural engineer, contractor bids, or environmental testing if the first round flags potential issues.
