Key Disclosures For Selling A Home In Eagle Rock

Selling in Eagle Rock comes with specific paperwork that protects you and gives buyers confidence. If you get these disclosures right up front, you reduce the risk of delays, renegotiations, or a buyer canceling later. In this guide, you’ll see what California and the City of Los Angeles require, what’s unique to Eagle Rock homes, and the documents to gather before you list. Let’s dive in.

What you must disclose in California

Transfer Disclosure Statement (TDS)

The TDS is the core California form where you disclose known material facts about your home’s condition, systems, and any past issues. State law requires most sellers to complete it and deliver it to buyers in a timely manner. If the TDS and other required disclosures are late, the buyer may gain cancellation rights. Review the state rule for context in the California Civil Code on seller disclosures.

• Learn more: California Civil Code on seller disclosures (Transfer Disclosure Statement) california.public.law

Natural Hazard Disclosure Statement (NHD)

California also requires standardized disclosure if your property is in mapped hazard zones. This includes flood, dam inundation, earthquake fault or seismic hazard zones, and fire hazard severity zones. Most sellers order a third-party NHD report early so buyers can see exactly what applies.

• Learn more: Natural Hazard Disclosure rules and zones nhdreport.com

Lead-based paint for pre-1978 homes

If your Eagle Rock home was built before 1978, federal law requires that you provide the EPA/HUD lead safety pamphlet, disclose any known lead hazards, give buyers any available reports, and include the Lead Warning Statement. Buyers also get time to conduct a lead inspection unless they waive it.

• Learn more: Federal lead disclosure rules (Title X) epa.gov

Termite and structural pest reports

A current termite report is not automatically required by law in every sale, but if you have any termite reports or treatment certificates, you must provide them. You also need to disclose known past or present infestations or damage on the TDS. Many buyers or lenders will still ask for a current inspection.

• Learn more: Structural pest disclosure basics support.homecoin.com

Special taxes and assessments (including Mello-Roos)

You must disclose special district taxes and assessments in good faith. This includes the entity name, current and maximum tax, and how to get more information. A current property tax bill can help document this.

• Learn more: California Civil Code on special tax disclosures law.justia.com

New or notable rules to know

AB 38 defensible space for fire zones

If your property is in a High or Very High Fire Hazard Severity Zone, you must provide documentation that defensible space is compliant, or give buyers a written agreement to obtain it after closing. In Los Angeles, start with the LAFD fire zone map and request the inspection paperwork early.

• Start here: LAFD fire-zone map and guidance lafd.org

AB 968 contractor work disclosure

If you accept an offer within 18 months of acquiring your home, you must disclose contractor-performed additions or structural work over the set thresholds, provide contractor names, and share permit information or how to find it. Keep your receipts, permit records, and final sign-offs organized to make this simple.

• Learn more: AB 968 summary and requirements open.pluralpolicy.com

City of Los Angeles requirements for Eagle Rock

LADBS Report of Residential Property Records (Form 9 / RPR)

The City of Los Angeles requires sellers to deliver a Report of Residential Property Records and Pending Special Assessment Liens, often called Form 9 or RPR. It summarizes permits, code cases, and pending liens tied to your parcel. Order it early so buyers can review it during their contingency period.

• Request details: LADBS “Requirements When Selling” dbs.lacity.gov

Tenant-related disclosures and buyouts

If your property has tenants, Los Angeles rent-stabilization and tenant-protection rules may apply. You will need to disclose whether the home is subject to the RSO, current leases and rents, and any buyout agreements or notices. The City’s Tenant Buyout Notification Program outlines required steps and filings when cash-for-keys offers are involved.

• Program overview: Tenant Buyout Notification Program housing.lacity.gov

Water conservation and other building compliance

In addition to the RPR, the city often checks for water-conservation device compliance and any open building or safety violations. Clearing outstanding items before you list helps avoid escrow delays.

• See the list: LADBS “Requirements When Selling” dbs.lacity.gov

Eagle Rock specifics to watch

• Wildfire exposure. Many hillside areas in and around Eagle Rock are mapped in fire hazard zones. Check the LAFD map, schedule defensible-space inspections if needed, and gather AB 38 documentation early. lafd.org
• Historic or preservation status. Some older homes may sit within preservation overlays or have historic contracts that affect renovations and tax benefits. Disclose any known restrictions or contracts and share supporting documents.
• Age-related hazards. Pre-1978 homes require the federal lead disclosure package. Very old homes may also involve other environmental concerns. epa.gov
• Unpermitted work. Disclose known unpermitted work on the TDS and be ready to provide permits and finals for major improvements. If you are within 18 months of your purchase, AB 968 requires extra contractor and permit detail. open.pluralpolicy.com

What to gather before you list

Use this checklist to build a complete disclosure packet and keep escrow smooth.

• Completed TDS and Seller Property Questionnaire, plus the Natural Hazard Disclosure Statement and NHD report.
• AB 38 defensible space compliance paperwork or proof of a scheduled inspection if your parcel is in a mapped fire zone.
• Any termite/structural pest reports, treatment receipts, or completion certificates in your files.
• Lead pamphlet, Lead Warning Statement, and any lead reports for pre-1978 homes.
• Permit records, finals, contractor names, and contracts for additions or repairs. Keep receipts and dates handy for AB 968.
• HOA resale package for condos or HOA communities, including budgets and governing documents.
• Special tax or assessment details, such as a current property tax bill showing Mello-Roos or other district charges.
• City of Los Angeles RPR (Form 9) and any water-conservation or compliance documents noted by the city.
• Tenant documentation if applicable: leases, current rents, RSO registration or certificates, and any buyout disclosures filed with the city.

Timing, buyer rights, and avoiding risk

Deliver disclosures as early as possible. In California, required disclosure delays can give buyers cancellation rights within certain periods, which is why many sellers provide a full packet right after list or offer. See a consumer overview of timing and rights. nolo.com

Be thorough and honest. You must not conceal known material facts. Missing or incomplete disclosures can lead to rescission or damages claims later. When in doubt, disclose and provide the documents you have.

Expect buyer contingencies. Most buyers will investigate physical condition, permits, any HOA or special taxes, and wildfire compliance if applicable. Having your records ready shortens timelines and builds trust.

A simple 5-step plan for Eagle Rock sellers

1. Confirm jurisdiction and APN. Verify your home sits within Los Angeles city limits and note your Assessor’s Parcel Number to request city records.
2. Check fire-zone status. Use the LAFD fire-zone map and request an AB 38 defensible-space inspection if the parcel is in a High or Very High zone.
3. Organize permits and recent work. Gather contractor names, invoices, permits, and finals. If you have owned the home less than 18 months, prepare the AB 968 details.
4. Order the LADBS RPR and compile city compliance items. Get Form 9 (RPR) and ensure water-conservation devices and any open code issues are addressed.
5. Build your disclosure packet. Include TDS, NHD, lead materials for pre-1978 homes, any termite reports, HOA documents if applicable, special tax info, and tenant/RSO paperwork when relevant.

Ready to prepare your Eagle Rock sale with confidence? With design-forward prep, clear disclosures, and local strategy, you can attract stronger offers and close with fewer surprises. If you want a hands-on partner to orchestrate the paperwork and presentation, connect with the Longfellow + Leach Team.

FAQs

What is the Transfer Disclosure Statement and why does it matter?

• It is California’s primary seller form where you disclose known material facts about the property; buyers rely on it to assess condition and value.

Do I need an NHD report if my home is not in a fire zone?

• Yes, the NHD covers multiple mapped hazards statewide, not only fire; buyers expect a full NHD report regardless of fire-zone status.

How does AB 38 affect an Eagle Rock hillside home?

• If your parcel is in a High or Very High Fire Hazard Severity Zone, you must provide defensible-space compliance documentation or a written agreement for post-closing compliance.

I renovated recently. What must I disclose under AB 968?

• If you accept an offer within 18 months of buying the home, you must disclose contractor-performed additions or structural work over the thresholds, including contractor names and permit information.

Are termite inspections required to sell?

• Not in every sale, but you must share any termite reports you have and disclose known past or present infestation or damage; many buyers and lenders still request a current inspection.