Skimming a thick disclosure packet a day before offers are due can feel overwhelming. In Los Altos, where properties move quickly, you need a simple way to separate essentials from noise so you can act with confidence. This guide helps you focus on the documents that matter, spot red flags fast, and decide how to structure a strong, protected offer. Let’s dive in.
What’s inside a Los Altos packet
Most sellers provide a consolidated packet that combines statewide forms with local records. You’ll usually see a mix of seller-completed disclosures, inspection reports, permits, and, if applicable, HOA documents. Expect the following categories:
- Statutory disclosures: Transfer Disclosure Statement (TDS) and Seller Property Questionnaire (SPQ)
- Natural hazard disclosure: Flood, fire, seismic, and landslide zones
- Lead-based paint disclosure: For homes built before 1978
- Taxes and assessments: Real estate transfer tax notices and any Mello-Roos/Community Facilities District items
- Inspection reports: Home, pest/wood-destroying organism, roof, sewer lateral, HVAC, and fireplace if provided
- Permits and title: Permit history, final sign-offs, recorded easements or deed restrictions, and sometimes a preliminary title report
- HOA materials: CC&Rs, bylaws, financials, reserve study, minutes, and litigation disclosures for common-interest communities
- Utilities and local items: Recent utility bills, property tax details, and any code notices or local requirements
These materials vary by listing, but the goal is the same: give you a clear picture of condition, risk, and ongoing obligations.
Read this first
When time is tight, prioritize the documents that can materially affect safety, financing, or your closing timeline.
- Confirm completeness: Ensure the TDS, SPQ, Natural Hazard Disclosure, and lead disclosure (if pre-1978) are included. Ask for HOA documents if the home is in an association.
- Scan for encumbrances: Look for open permits, stop-work orders, recorded liens, pending assessments, or HOA litigation. These can delay closing or impact your loan.
- Safety and habitability: Focus on seller admissions of foundation movement, drainage issues, recurring leaks, pest or dry rot, and mold or water intrusion.
- Unpermitted work: Note any seller disclosures of unpermitted additions or modifications and plan to verify with the City of Los Altos.
- Hazard zones: Read the Natural Hazard Disclosure to see whether wildfire risk, floodplain, earthquake fault, or landslide/liquefaction apply. These may affect insurance and lender approval.
- HOA stability: If applicable, review reserves, recent assessments, meeting minutes, and any pending litigation.
Starting here helps you decide whether to push forward, ask follow-up questions, or adjust your offer terms.
Red flags to escalate
Certain findings require immediate follow-up before you write an offer or as a contingency if you proceed:
- Open or unfinaled permits involving major remodeling or additions
- Statements of structural movement, significant water intrusion, chronic roof leaks, or repeated major repairs
- Inconsistent seller responses that suggest concealed or unresolved defects
- Termite or dry rot damage with deferred treatment recommendations
- Recent major insurance claims for fire, flood, or other serious events
- HOA litigation or special assessments that could materially affect costs or use
- Sewer or septic failures or required compliance not yet met
- Property location in a mapped hazard zone that could limit insurance availability or increase premiums
When any of these appear, document the issue, request clarifying materials, and plan targeted inspections.
What the key forms tell you
Each core disclosure serves a distinct purpose. Reading them with intent saves time and reduces risk.
- TDS and SPQ: Seller’s knowledge of condition and history. Look for admissions about leaks, foundation work, prior mold, additions, drainage, or any repair receipts and warranties.
- Natural Hazard Disclosure: Whether the property sits in flood, very high fire hazard, earthquake fault, or seismic/landslide zones, with references to mapping.
- Lead-based paint (pre-1978 homes): Whether any known lead hazards exist, or the seller states unknown.
- Tax and assessment notices: Any Mello-Roos/CFD obligations or special assessments that affect future property taxes.
- Megan’s Law notice: Standard informational notice about access to the state registry.
If any item raises a question, flag it and ask your agent to obtain the supporting document or connect you with the appropriate specialist.
Interpreting inspection reports
Seller-provided reports can save you time, but they do not replace your own due diligence.
- Home inspection: Start with the summary and “major defects” section, then skim photos. Prioritize health and safety items and big-ticket systems.
- Pest/WDO report: Look for Section 1 issues (active infestation/damage) and the scope of recommended treatments or repairs.
- Roof report: Note remaining life estimates and leak history.
- Sewer scope: For older homes or tree-lined streets, verify the condition of the lateral and whether repairs or replacements are recommended.
- HVAC, fireplace, and specialty inspections: Use these to plan costs and set negotiation strategy.
If the seller’s reports are older or incomplete, plan for your own inspections during the contingency period.
HOA documents that matter
If the home is in an HOA, financial health and use restrictions can shape your decision.
- Reserves and budget: Adequate reserves reduce the likelihood of special assessments.
- Meeting minutes: Recent minutes often reveal upcoming projects, rule changes, or owner concerns.
- Litigation disclosures: Active lawsuits can affect lending and increase risk.
- Estoppel letter: Confirms dues, special assessments, and any delinquency or restrictions tied to the unit.
- CC&Rs and rules: Check for leasing, renovation, and architectural restrictions that could affect your plans.
Request the HOA estoppel early so you have a clear picture before you commit.
Local checks in Los Altos
Certain verifications are best done with local agencies to avoid surprises post-close.
- City of Los Altos Planning and Building: Confirm permit history, final inspections, and any open violations or stop-work notices.
- Santa Clara County Recorder: Review recorded easements, deed restrictions, and liens.
- Santa Clara County Assessor: Confirm parcel data, tax history, and any special assessments or Mello-Roos/CFD entries.
- Utilities and sewer district: Identify the service providers and ask about any sewer lateral inspection or compliance requirements tied to sale.
- Hazard maps: Use state tools to review wildfire, flood, earthquake, and landslide exposures.
Your agent can initiate these checks quickly so you have answers before you write or remove contingencies.
Smart contingencies for your offer
Contingencies give you time to verify and negotiate without overexposing risk.
- Inspection contingency: General home inspection with the right to add specialists such as structural, roof, HVAC, pest/WDO, or sewer.
- Permit and title contingency: Time to verify permit history and recorded documents. If you discover unpermitted work or liens, you can renegotiate or withdraw.
- HOA review contingency: Space to read CC&Rs, minutes, reserve study, and the estoppel letter.
- Appraisal and finance contingency: Ensure the property appraises and your lender is comfortable with any disclosed hazards.
- Environmental or hazard contingency: If the NHD shows exposure, allow time for specialists or insurers to evaluate.
In highly competitive situations, you may shorten periods, but understand that doing so increases risk. Balance speed with protection.
When to bring in specialists
Specialists help quantify risk and provide negotiation leverage.
- Structural engineer: If there are signs of foundation settlement, significant cracking, or large unpermitted additions.
- Pest/WDO inspector: For older homes or when the report shows damage or accessible areas were limited.
- Sewer camera scope: For older plumbing, evidence of root intrusion, or where local compliance is required.
- Roof, HVAC, and plumbing specialists: When disclosures or inspections identify system issues.
- HOA attorney or community association specialist: For complex HOA matters, litigation, or restrictive CC&Rs.
A targeted, fast specialist review can protect you without slowing the deal.
Practical timelines to expect
Understanding timing helps you coordinate travel, financing, and decision points.
- Packet request and pre-offer review: 24 to 72 hours if your agent prioritizes the top documents.
- Inspection contingency period: Commonly 7 to 17 days, depending on market conditions and negotiations.
- City and county responses: Permit and recorder queries can take days to weeks. Ask your agent to begin early, especially if unpermitted work is suspected.
Set calendar reminders for contingency deadlines so nothing slips during a busy week.
How your agent streamlines this
A focused process saves you time and reduces stress.
- Pre-offer triage: Your agent requests an organized digital packet with a table of contents and highlights of key reports.
- Early red-flag screen: Open permits, code violations, HOA litigation, and hazard exposures are flagged immediately.
- Targeted inspections: Based on findings, your agent lines up the right specialists and negotiates access windows.
- HOA estoppel early: For condos or planned developments, your agent requests the estoppel early to confirm dues and any pending assessments.
- Offer strategy: Contingencies, timelines, and pricing reflect the risk profile revealed by the disclosures.
This approach keeps you informed and competitive without sacrificing protection.
Bottom line
A Los Altos disclosure packet is your roadmap to the property’s condition, costs, and risk. Focus first on completeness, encumbrances, major condition issues, unpermitted work, hazard zones, and HOA stability. Use targeted contingencies and specialists where needed, and verify permits with the City of Los Altos before you close. If you want a streamlined, confidential review tailored to a fast timeline, connect with Gretchen Swall to schedule a confidential consultation.
FAQs
What should I read first in a Los Altos disclosure packet?
- Start with the TDS/SPQ, Natural Hazard Disclosure, and any inspection summaries, then scan for open permits, liens, HOA litigation, and major condition issues.
How do hazard zones affect my Los Altos purchase?
- Being in a wildfire, flood, or seismic zone can influence insurance availability, premiums, and lender acceptance, so plan for evaluation and potential contingencies.
What if the seller did unpermitted work?
- Verify permit history with the City of Los Altos and include a permit/title contingency so you can renegotiate, require corrections, or withdraw if needed.
Which HOA documents matter most for condos and townhomes?
- Review CC&Rs, budget, reserve study, recent minutes, litigation disclosures, and the estoppel letter to confirm dues and any special assessments.
Do seller-provided inspection reports replace my own inspections?
- No; they are helpful for triage, but you should still conduct your own general and specialist inspections based on the packet’s findings.
How fast can I review a full packet before an offer?
- With a prioritized approach and agent support, you can complete an initial review in 24 to 72 hours and schedule targeted inspections shortly after.
