加州卖房必须披露什么？TDS、SPQ、NHD、Mello-Roos、HOA、防火改造与报警器清单（2026）California seller disclosures (2026): TDS, SPQ, NHD, Mello-Roos, HOA, fire hardening and alarms
作者By Alice Zou · 加州房产BrokerCA Real Estate Broker DRE# 02036463 · MLO NMLS# 2664031
发布：2026年10月31日 · 官方来源核对于 2026-10-31Published Oct 31, 2026 · official sources checked Oct 31, 2026
简答：加州卖家（1–4 单元住宅）一般要提供：①房屋转让披露声明 TDS（Civil Code §1102，不能被合同免除）；②自然灾害披露 NHD（洪水区、溃坝淹没区、高/极高火险区、野地火区、地震断层带、地震灾害区，§1103.2）；③Mello-Roos/特别税通知（§1102.6b）；④HOA 文件（§4525）；⑤1978 年前建造房屋的含铅油漆披露（联邦规定）；⑥烟雾报警器声明、热水器固定证明和一氧化碳报警器（Health & Safety Code）；⑦高/极高火险区内 2010 年前建造房屋的防火改造披露（§1102.6f）和可防御空间披露（§1102.19）；⑧Megan’s Law 数据库告知（§2079.10a）。很多交易还会用 C.A.R. 的卖家问卷 SPQ 补充 TDS。原则：知道的重大事实都要披露，as-is 也不例外。Short answer: California sellers of 1–4 unit homes generally provide: the Transfer Disclosure Statement (Civil Code §1102; cannot be waived); the Natural Hazard Disclosure (flood, dam inundation, high/very-high fire, wildland, earthquake fault and seismic hazard zones, §1103.2); the Mello-Roos/special-tax notice (§1102.6b); HOA documents (§4525); lead-paint disclosure for pre-1978 homes (federal); smoke-alarm and water-heater statements and CO devices (Health & Safety Code); fire-hardening (§1102.6f) and defensible-space (§1102.19) disclosures in high/very-high fire zones for homes built before 2010; and the Megan’s Law notice (§2079.10a). Many deals add the C.A.R. Seller Property Questionnaire. Rule: disclose known material facts — even when selling as-is.
一、加州卖家披露清单1) California seller disclosure checklist
| 披露Disclosure | 适用Applies to | 依据Basis |
|---|---|---|
| 房屋转让披露声明 TDSTransfer Disclosure Statement (TDS) | 1–4 单元住宅；不能用合同免除1–4 unit residential; cannot be waived | Civ §1102 |
| 自然灾害披露 NHDNatural Hazard Disclosure (NHD) | 洪水区（FEMA 特殊洪水区）、溃坝淹没区、高/极高火险区、野地火区、地震断层带、地震灾害区FEMA flood zone, dam inundation, high/very-high fire hazard zone, wildland area, earthquake fault zone, seismic hazard zone | Civ §1103.2 |
| Mello-Roos / 特别税与评估通知Mello-Roos / special tax & assessment notice | 有 CFD 或 1915 年法评估的房屋Homes in a CFD or with 1915 Act assessments | Civ §1102.6b |
| HOA 文件HOA documents | CC&R、章程、预算、费用、诉讼等CC&Rs, bylaws, budget, fees, litigation, etc. | Civ §4525 |
| 含铅油漆披露Lead-based paint disclosure | 1978 年前建造的住宅（联邦规定）Homes built before 1978 (federal) | EPA |
| 烟雾报警器声明、热水器固定证明、一氧化碳报警器Smoke-alarm statement, water-heater bracing, CO devices | 书面声明 / 证明Written statement / certification | H&S §13113.8 · §19211 · §17926 |
| 防火改造（home hardening）披露Fire-hardening disclosure | 高/极高火险区内、2010 年 1 月 1 日前建造的房屋High/very-high FHSZ, built before Jan 1, 2010 | Civ §1102.6f |
| 可防御空间（defensible space）Defensible space | 高/极高火险区内的房屋Homes in high/very-high FHSZ | Civ §1102.19 |
| 节水洁具Water-conserving fixtures | 较老房屋不符合要求的洁具需披露Noncompliant fixtures in older homes | Civ §1102.155 |
| Megan’s Law 数据库告知Megan’s Law database notice | 合同中的标准告知Standard notice in the contract | Civ §2079.10a |
| 卖家问卷 SPQSeller Property Questionnaire (SPQ) | C.A.R. 表格，补充 TDS（非法定，但常用）C.A.R. form supplementing the TDS (not statutory, widely used) | C.A.R. |
部分转让（如法院命令的转让、止赎、共有人之间等）可豁免 TDS，见 §1102.2；即使豁免，其他披露和不得隐瞒已知重大事实的义务仍可能适用。Some transfers (court-ordered, foreclosure, between co-owners, etc.) are exempt from the TDS under §1102.2; other disclosures and the duty not to conceal known material facts may still apply.
二、几个常被问到的规则2) Rules sellers often ask about
- TDS 晚给了怎么办：如果买方在出价后才收到 TDS，买方可以在当面交付后 3 天内、邮寄或电子交付后 5 天内书面终止合同（§1102.3）。所以尽量在上市时就准备好。Late TDS: if delivered after the offer, the buyer may terminate in writing within 3 days of hand delivery or 5 days of mail/electronic delivery (§1102.3) — so prepare it at listing.
- "按现状出售"（as-is）：as-is 不能免除披露义务，TDS 的豁免条款无效（§1102(c)）。As-is: “as-is” does not remove disclosure duties; a waiver of the TDS is void (§1102(c)).
- 房内曾有人去世：3 年以前发生的死亡无须主动披露（§1710.2），但买方直接问起时不得说谎；3 年内的情况请和经纪讨论如实披露。A death on the property: deaths more than 3 years before the offer need not be volunteered (§1710.2), but you may not lie if asked; discuss anything more recent with your agent.
- 原则：知道的、会影响价值或买方决定的重大事实都要披露；拿不准时，披露通常比不披露风险小。Rule of thumb: disclose known material facts that affect value or a buyer’s decision; when in doubt, disclosing is usually the lower-risk choice.
三、准备披露的 6 步3) Six steps to prepare disclosures
- 收集资料：许可（permit）、维修和保险理赔记录、HOA 文件、太阳能合同（自有/租赁）、地税单（含 Mello-Roos）。Gather records: permits, repairs and insurance claims, HOA documents, solar contract (owned/leased), tax bill incl. Mello-Roos.
- 订 NHD 报告（第三方），核对火险区、洪水区和地震带。Order a third-party NHD report; check fire, flood and earthquake zones.
- 如实填写 TDS 和 SPQ——内容由您提供，Alice 用中文逐条解释问题的意思。Complete the TDS and SPQ truthfully — the facts are yours; Alice explains each question in Chinese.
- 完成法律要求项目：烟雾报警器、一氧化碳报警器、热水器固定；1978 年前房屋准备含铅油漆披露。Finish required items: smoke and CO alarms, water-heater bracing; lead-paint disclosure for pre-1978 homes.
- 上市时就把披露包准备好，买方出价后尽快交付并取得签收。Have the disclosure package ready at listing; deliver promptly after acceptance and get signatures.
- 过户前发现新情况，及时补充披露。If new facts arise before closing, update the disclosures promptly.
加州房地产局的消费者手册：California DRE consumer guide: Disclosures in Real Property Transactions (RE 6)
常见问题FAQ
加州卖房必须填 TDS 吗？Is the TDS required when selling in California?
简答：出售 1–4 单元住宅一般都要提供 TDS（Civil Code §1102），而且不能用合同免除；法院命令的转让、止赎等部分情况可豁免（§1102.2）。Short answer: generally yes for 1–4 unit residential sales (Civil Code §1102), and it cannot be waived; some transfers such as court-ordered sales or foreclosures are exempt (§1102.2).
官方/参考来源：Official sources: Civil Code §1102 (residential transfer disclosures) · Civil Code §1102.2 (TDS exemptions)
as-is 卖房还需要披露吗？Do I still disclose if I sell as-is?
简答：需要。as-is 只表示卖家不负责维修，不能免除披露已知重大事实的义务。Short answer: yes. As-is means you won’t make repairs; it does not remove the duty to disclose known material facts.
官方/参考来源：Official sources: Civil Code §1102 (residential transfer disclosures)
NHD 自然灾害披露包括什么？What does the NHD cover?
简答：FEMA 特殊洪水区、溃坝淹没区、高/极高火险区、野地火区、地震断层带和地震灾害区（§1103.2）。通常由第三方公司出报告。Short answer: FEMA special flood hazard areas, dam inundation areas, high/very-high fire hazard zones, wildland areas, earthquake fault zones and seismic hazard zones (§1103.2), usually via a third-party report.
官方/参考来源：Official sources: Civil Code §1103.2 (Natural Hazard Disclosure Statement)
房子在火险区要披露什么？What if my home is in a fire hazard zone?
简答：在 NHD 中披露火险区；高/极高火险区内、2010 年前建造的房屋还要做防火改造（home hardening）披露（§1102.6f），并提供可防御空间相关披露（§1102.19）。Short answer: disclose the zone in the NHD; homes in high/very-high zones built before 2010 also need the fire-hardening disclosure (§1102.6f) and the defensible-space disclosure (§1102.19).
官方/参考来源：Official sources: Civil Code §1102.6f (fire hardening disclosure, high/very high FHSZ) · Civil Code §1102.19 (defensible space disclosure)
买方收到披露后可以退出吗？Can a buyer back out after receiving disclosures?
简答：如果 TDS 是在出价后才交付，买方可在当面交付后 3 天、邮寄/电子交付后 5 天内书面终止（§1102.3）。此外，合同里的各项条件（contingency）期限也会给买方退出的机会。Short answer: if the TDS is delivered after the offer, the buyer can terminate within 3 days (hand delivery) or 5 days (mail/electronic) (§1102.3). Contract contingency periods also give buyers exit points.
官方/参考来源：Official sources: Civil Code §1102.3 (buyer’s right to terminate after late TDS)
官方/参考来源：Official sources: Civil Code §1102 (residential transfer disclosures) · Civil Code §1102.2 (TDS exemptions) · Civil Code §1102.3 (buyer’s right to terminate after late TDS) · Civil Code §1103.2 (Natural Hazard Disclosure Statement) · Civil Code §1102.6b (Mello-Roos/special-tax notice) · Civil Code §4525 (HOA documents to buyers) · U.S. EPA – Real estate disclosures about lead-based paint (pre-1978 homes) · Health & Safety Code §13113.8 (smoke alarm statement) · Health & Safety Code §19211 (water heater bracing statement) · Health & Safety Code §17926 (carbon monoxide devices) · Civil Code §1102.6f (fire hardening disclosure, high/very high FHSZ) · Civil Code §1102.19 (defensible space disclosure) · Civil Code §1102.155 (water-conserving plumbing fixtures) · Civil Code §1710.2 (deaths more than 3 years earlier) · Civil Code §2079.10a (Megan’s Law database notice) · C.A.R. – Seller Property Questionnaire (SPQ) · CA DRE – Disclosures in Real Property Transactions (RE 6)
免责声明：本页为一般信息，不构成法律、税务或财务建议；不对任何房价、成交时间或结果作承诺。税务问题请咨询 CPA，法律问题请咨询律师，费用以 escrow/产权公司实际结算为准。Disclaimer: general information only — not legal, tax or financial advice, and no promise of any price, timing or outcome. Ask a CPA about taxes and an attorney about legal questions; actual costs are set by escrow/title at closing. Alice Zou · 加州房地产经纪人California Real Estate Broker DRE# 02036463 · America Home Realty & Investment Broker #1527469 · MLO NMLS# 2664031 · 平等住房机会。Equal Housing Opportunity.
更新于Updated 2026-10-31 · 官方来源核对于 2026-10-31Official sources checked 2026-10-31