If you’re selling your home in California without a real estate agent, there’s one thing you don’t want to overlook — the required disclosures.
California law expects sellers to share everything they reasonably know about the condition of their home, neighborhood risks, and potential issues. This protects buyers and helps keep deals from falling apart.
The good news?
You don’t have to hire a full-service agent or pay hundreds to access these forms.
In fact, most of California’s real estate disclosures are available to download for free — if you know where to look.
Where Can You Get Free Seller Disclosures in California?
There are two reliable and trusted sources for free real estate disclosure forms in California:
1. California Association of Realtors (C.A.R.) Disclosure Chart
This is a helpful overview that shows which forms are required, conditionally required, or optional depending on your property and deal type.
- View the chart here:
C.A.R. Disclosure Chart
While you can’t download the C.A.R. branded forms directly unless you’re a licensed agent, it’s a great starting point to see what’s required.
2. First Tuesday Form Library
This site offers free versions of many California real estate forms — including those used by FSBO sellers.
- Browse and download forms here:
First Tuesday Forms Download
These are editable PDFs that cover many of the essentials.
Which Disclosures Are Required for FSBO Sellers in California?
The list depends on your situation, but here are the most common required disclosures for residential home sales:
✅ 1. Transfer Disclosure Statement (TDS)
This is one of the most important forms. It tells the buyer about the condition of your property and must be delivered before closing.
✅ 2. Seller Property Questionnaire (SPQ)
This form gives more detailed information about past repairs, improvements, or known issues.
✅ 3. Natural Hazard Disclosure (NHD)
This form lets the buyer know if your property lies within a high-risk zone for earthquakes, floods, fires, or other natural hazards.
You can generate this through a third-party provider (usually costs around $75–100) or your escrow company.
✅ 4. Lead-Based Paint Disclosure
If your home was built before 1978, this disclosure is required under federal law. You’ll need to inform the buyer if you know of any lead hazards.
✅ 5. Megan’s Law Disclosure
This informs buyers where to find information about registered sex offenders in the area.
✅ 6. Agency Disclosure (if applicable)
If you’re working with a buyer’s agent or broker in any limited capacity, this form clarifies representation.
✅ 7. Local Disclosures (City or HOA-specific)
Some areas may require their own unique forms — for example, smoke detector compliance, sewer lateral inspections, or water heater bracing.
Do You Need All These Right Away?
Not necessarily. Most disclosures are needed once you accept an offer or open escrow, but smart sellers prepare them before listing or at least before showings.
Being ready upfront:
- Builds trust with buyers
- Prevents delays
- Reduces risk of deal falling through
Can ListLean Help?
Absolutely.
If you’re listing with ListLean, we offer an optional Broker Support Add-On to help you stay on track with all required disclosures.
You’ll get:
- Guidance on which forms apply to your home
- Editable PDF forms you can fill and send
- Peace of mind that you’re not missing something
We also offer Transaction Coordination if you’d like someone to help manage the entire deal once you’re under contract.
Final Thoughts
You don’t have to be a lawyer or a real estate agent to handle the paperwork — you just need to be organized and informed.
Start by reviewing the C.A.R. disclosure chart
Download editable forms from First Tuesday
And if you want a little help along the way, ListLean’s pricing makes support affordable and simple.
Selling by owner in California?
List your home with ListLean and get optional support when you need it — from listing to disclosures to closing.
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