Transfer Disclosure Statement
The seller's list of everything they know about the home, from past repairs to known problems and neighborhood issues.
What it is
The Transfer Disclosure Statement, or TDS, is a California form where the seller describes the home's condition and anything they know that could affect its value. It covers the home's features and systems, known defects, and other issues. Both agents also note what they saw during a visual walk-through.
When it's used
- On most California sales of homes with one to four units
- Delivered to the buyer soon after the offer is accepted
- If the buyer gets it after their offer is accepted, they have a short window to cancel
What's on it
- A checklist of what comes with the home, like appliances, a pool or solar
- Known defects in the roof, foundation, plumbing, electrical and other systems
- Past repairs, additions or work done without permits
- Neighborhood issues such as noise, HOA problems or disputes
Tips and common mistakes
- Sellers should be complete. Leaving things out causes problems after closing
- Answers like "unknown" should be true, not a way to skip a question
- Agents still have to note what they see during their walk-through
- Buyers should read it carefully and ask questions before removing contingencies
How your Akoni VA handles it
Your VA sends the TDS to the seller, reminds them to finish every section, routes it for signatures and tracks the buyer's receipt date.
This page is general information to help agents and clients understand the form. It is not legal or tax advice. Forms and rules vary by state and change over time, so always use your brokerage's current version and check with a qualified professional.