TDS vs. NHD vs. SPQ: The Three Disclosure Forms New Agents Confuse
By Jimi (James) Allyn · Founder, Verity NHD · a 37-year real estate professional
Three acronyms, three different forms, three different authors. New agents frequently mix them up in client conversations — which undermines confidence fast. Here's how to keep them straight for good.
TDS — the seller's statement
The Transfer Disclosure Statement is filled out by the seller, in their own words, about known defects and material facts regarding the property's condition — roof age, past water damage, additions done without permits, and similar. It's subjective: it reflects what the seller knows and chooses to disclose.
NHD — the government's determination
The Natural Hazard Disclosure report is produced by a third-party provider using official government hazard maps — it states whether the property sits in a statutory flood, fire, earthquake fault, or seismic hazard zone. Nobody's opinion is involved; it's a factual lookup, required under Civil Code §1103. See what's inside an NHD report for the full list of what it covers.
SPQ — the seller's deeper detail
The Seller Property Questionnaire, used by most California Realtor associations, goes further than the TDS — insurance claims history, neighborhood nuisances, permit status, and other items not captured on the statutory TDS form. Like the TDS, it's the seller's own account, just more detailed.
How to explain the difference to a client in one sentence
"The TDS and SPQ are what the seller tells you about the house; the NHD report is what the government's maps say about the land underneath it." That single distinction resolves most client confusion on the spot.
Bottom line
All three are required in most California residential sales, and none of them substitute for the others. Know which form answers which question, and you'll never be caught explaining the wrong document to a client again.