What Is a Transfer Disclosure Statement?
By JC Pacific Corp Published 2026-09-01 Last professionally reviewed: September 2026
The Transfer Disclosure Statement, commonly called the TDS, is a California disclosure form used in many residential property transfers. It asks the seller to provide information about the property's features, condition and known issues.
What Does the TDS Address?
The form may include information concerning:
- Appliances and systems
- Structural components
- Additions and alterations
- Defects or malfunctions
- Flooding or drainage
- Easements or encroachments
- Neighborhood conditions
- Insurance claims
- Common-interest developments
- Other known matters affecting the property
Is the TDS a Professional Inspection?
No. The seller generally completes it based on the seller's actual knowledge. It is not an engineering, environmental or inspection report.
Should Buyers Compare the TDS With the Property?
Yes. Differences between the disclosure, listing, inspection and visible condition should be questioned. Examples include:
- An addition not mentioned
- A roof repair without documentation
- Water staining despite "no known leaks"
- A feature shown in the listing but not identified in the disclosure
- Conflicting square-footage information
Frequently Asked Questions
Does every California seller complete a TDS?
No. California law provides exemptions for certain transfers and sellers.
Does a TDS exemption mean nothing must be disclosed?
Not necessarily. An exemption from the form should not be assumed to eliminate every duty to disclose known material facts.
What if the seller changes an answer?
The seller may need to update or supplement the disclosure when new information is discovered.
Every checked box, explanation and inconsistency may help identify an issue requiring additional questions or inspection.
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A note on legal advice: These guides provide general, educational information about California real estate practice. They are not legal advice and do not create an attorney-client relationship. Mortgage information is general education, not individualized lending, tax or legal guidance. For advice about your specific offer, contract, closing or financing, consult a qualified California real estate attorney and a qualified mortgage professional.