Buyer Guides
How to read San Francisco disclosures
San Francisco disclosure packages are thick for a reason. Here's what's inside and what's worth pausing on.
By Paulo Serna, San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Living in San Francisco since 1995 · Updated June 2026
In San Francisco, sellers typically provide a substantial disclosure package, often a few hundred pages, before you write an offer. It can feel overwhelming, but it's one of the most valuable tools a buyer has. The package is where a property's real story lives. Here's how I read one with clients.
What's usually inside
Most packages include some combination of seller disclosure statements, a natural hazard disclosure, a preliminary title report, pest and contractor or general home inspection reports, any reports the seller commissioned, permit history, and, for condos and TICs, HOA or co-ownership documents and financials.
Read the inspections first
I start with the inspection reports, because that's where condition shows up. Look for notes on the foundation, drainage, roof, electrical, plumbing, and any signs of water intrusion. A long list of minor items is normal for an older San Francisco home; what matters is the pattern and the big-ticket items.
Permit history and unpermitted work
Pay close attention to additions, garage conversions, and extra rooms. Work done without permits is common here and isn't automatically a deal-breaker, but it affects value, insurability, and your risk. We weigh it deliberately.
Condo and TIC documents
For shared-ownership properties, the HOA or co-ownership financials matter as much as the unit. I look at reserves, any pending or rumored special assessments, the rules, and the building's history. A great unit in a poorly run building is still a problem.
Red flags worth a pause
Unpermitted structural work, repeated water or drainage notes, foundation movement, an aging roof, and large looming assessments all deserve a closer look, sometimes a further inspection. None necessarily kill a deal; they change the price, the terms, or the plan.
How my background helps
My construction and property-management experience means I'm reading these reports for what they'll cost you to own over a decade, not just to clear the transaction. That's the difference between a clean closing and an expensive surprise.
- SF disclosure packages are large but they're your best window into a property's real condition.
- Start with inspection reports; focus on foundation, drainage, roof, and water.
- Scrutinize permit history and any unpermitted additions.
- For condos and TICs, read the HOA or co-ownership financials closely.
- Red flags change price, terms, or plan, they don't always end a deal.
Related reading
Want a second set of eyes on a disclosure package?
That's exactly the kind of decision I help with. No pressure, just a clear read.