Agent Resource
California Disclosure Timeline
A quick-reference timeline for delivering statutory seller disclosures in a California residential transaction and the buyer rights each one triggers.
Core Statutory Disclosures
| Disclosure | Authority | Typical Timing |
|---|---|---|
| Real Estate Transfer Disclosure Statement (TDS) | Civil Code §1102 | As soon as practicable before transfer of title |
| Natural Hazard Disclosure Statement (NHD) | Civil Code §1103 | As soon as practicable before transfer |
| Lead-Based Paint Disclosure (pre-1978) | 42 U.S.C. §4852d / Title X | Before buyer is obligated; 10-day inspection period |
| Megan's Law Notice | Civil Code §2079.10a | Delivered with the purchase agreement |
| Mello-Roos / 1915 Bond Assessment Notice | Civil Code §1102.6b | As soon as practicable before transfer |
A Typical Transaction Sequence
- Acceptance: the Megan's Law notice and lead disclosure (pre-1978) are typically part of the purchase agreement package.
- Days 1–7: seller delivers the TDS, NHD, and supplemental advisories "as soon as practicable."
- Investigation period: the buyer reviews disclosures and completes inspections during the contractual contingency window (commonly 17 days under the CAR RPA).
- Contingency removal: the buyer removes contingencies in writing once satisfied with the disclosures.
- Close of escrow: all statutory disclosures must be delivered before transfer of title.
Buyer Rights After Delivery
Under Civil Code §1102.3, if the TDS or NHD is delivered after the buyer signs the offer, the buyer generally has a right to cancel:
- 3 days after delivery in person, or
- 5 days after delivery by mail.
Amended disclosures for newly discovered material facts can restart the buyer's review considerations, so deliver early and completely.
Best Practices
- Deliver disclosures as early as possible — "as soon as practicable" favors early.
- Obtain dated written acknowledgment of receipt for every disclosure.
- Re-disclose promptly when new material facts arise; never wait until close.
Bottom Line
California requires most disclosures "as soon as practicable" before transfer, with a statutory right to cancel when the TDS or NHD arrives after the offer. Deliver early, document receipt, and re-disclose material changes to stay compliant and protect your client.