Most disclosure packages in San Francisco are prepared and
presented to interested buyers so they can review these disclosures prior to
writing an offer. There is a lot of important
information in these packages, and although some of them look big and imposing
(especially for some condominiums), it is important to read all of the
documents. If you have any questions
while you are reading, note them and be sure to discuss any questions or
concerns with your agent.

Most of the documents fall into two categories: property
specific disclosures and disclosures and advisories that pertain to local,
state and federal ordinances.

Property Specific
Disclosures include (but not limited to):

The Sellers Transfer Disclosure Statement (also known as the
TDS): Here Sellers are required to present a complete and accurate picture of
the condition of the property including information about things that are not
working properly, repairs and renovations that have been made during their
ownership of the property (and whether these were done with permit), and other
items that may impact the market value or a buyers use or enjoyment of a
property (for example, listing if a cat lived in the property in recent years
is an important disclosure to someone who may be allergic to cats).

Supplement to the TDS:
This is a San Francisco based supplement which asks the Seller questions
that have to do with information important to living in San Francisco. It includes sections for TICs and stock
cooperatives (that are not widespread in other parts of the state), information
specific to tenant occupied properties, etc.

Report of Residential Record (commonly known as the “3R”
Report): This is a San Francisco report
that includes information about the building, including when it was built, its
original and current use, the work done on the property (obviously, only work
done with permits issued by the city will show), the status of these permits
(completed, expired or no record), the number of units in the building,
etc. These reports are produced upon
request and for a fee. City workers
create this report manually, so it may be prone to errors (and of course, one
of the advisories that is normally in a disclosure package).

Natural Hazards Disclosure Report (sometimes called “the JCP”)
presents information about, well, natural hazards. It also includes information about man-made
hazards including the location of nearby storage tanks that may be leaking. Not natural hazards, but perhaps hazardous to
nature?

Condo Documents including CC&Rs, budgets, minutes from
homeowners’ association meetings.

Other advisories and disclosures you will find in a disclosure package include smoke detector and water heater advisories, lead based paint warnings, information about the San Francisco Underground Storage Tank ordinance, Buyers Advisories, including the Buyers Inspection Advisory.  This one is really important.  It advises you about the importance of having inspections and discusses several of the types of inspections you can have when purchasing a home.