If you're selling a home in California, you'll need to provide a natural hazard disclosure (NHD) report to potential buyers. NHD reports were first put into effect under California's Natural Hazard Disclosure Act of 1998, and today remain a required disclosure for most home sales.
An NHD report tells the buyer if your property lies within any of these six types of hazard areas:
Special flood hazard area
Dam failure inundation
Very high fire severity
Earthquake fault zone
Seismic hazard zone
Those six hazards are required to be included in the NHD report. The NHD report can also include optional supplemental information, such as:
Radon gas exposure
Airport influence area
Megan's Law disclosures
Military ordinance area
Additional tax information
NHD reports are about 50 pages long (or longer!) and add even more paperwork to California's lengthy list of disclosure requirements. And if your home falls in one of those six hazard categories, you'll need some extra help in reassuring potential buyers.
That's why most home sellers enlist the help of a qualified real estate agent. A real estate agent can help ease the stress of navigating unfamiliar legal documents, saving you time and energy while ensuring your sale goes smoothly.
That said — you shouldn't have to pay the hefty 2.5–3% commission that traditional agents charge. Home Bay has partnered with Clever Real Estate, a discount brokerage that matches you with top-performing California real estate agents who can help sell your home for just 1% in listing fees. You'll get the full services of a traditional agent at a fraction of the price.
Who Pays for an NHD Report and What Does It Cost?
🤔 Who Pays: Home sellers usually pay for the NHD report.
💰 Cost: Approximately $50–$140 for residential properties, or slightly more if you have to include supplemental hazard information.
🗓️ When You Pay: At or before closing
A note about the timeline: We recommend paying for an NHD report before closing because you can reuse it if your deal falls through. Some NHD companies offer a discount if you pay for the report before closing!
If you opt to pay for your NHD report at closing and the deal falls through, you won't be on the hook for costs.
Instead, you would need to order a fresh report for when you find a new buyer and pay for it when the deal closes.
Who Prepares the Natural Hazard Disclosure Statement?
A third party company should prepare the NHD report — not you. Reputable NHD companies will know the laws and regulations required to accurately compile the report, and they'll have insurance to protect against errors.
NHD reports can be purchased online and typically take less than one day to complete.
What's in a Natural Hazard Disclosure Statement?
There are the six required items on an NHD statement:
NHD companies can also include supplementary information for an additional price:
Do I Need to Provide an NHD Report?
In almost all traditional home sales in California the seller needs to provide an NHD report to the buyer.
However, there is an uncommon exception. If a Transfer Disclosure Statement (TDS) isn't necessary, neither is an NHD report.
The TDS covers a broad range of disclosures, like known property defects. It's required in most home sales, but there are some exceptions, including:
Transfers from one co-owner to another co-owner
Transfers to a spouse or immediate family member
Residential properties of five or more units
Commercial, industrial, vacant land or agricultural properties
You can read more about Transfer Disclosure Statement Law exemptions on the California Association of Realtors website. Ask your agent or a real estate attorney before skipping the TDS form.
What Other Disclosures Do I Need?
Typical required disclosures in California include:
Major property defects (like a leaky roof)
The condition of appliances
Lead paint disclosure for homes built before 1978
If anyone died on the property in the last three years
Termite or pest inspection (if required by the buyer's lender)
Condition of smoke detectors and if they are in compliance
Water heater bracing requirements
This extensive guide from California's Department of Realtors reviews everything a seller needs to know about selling a home in California without falling into legal trouble.
It's important that you properly disclose everything that's required by California law. Not doing so can open you up to legal risk, even after closing. That's why we recommend having a solid real estate agent in your corner.
If you're looking for a real estate agent, our friends at Clever Real Estate can help! Clever will match you with top-rated local agents who can help sell your home for maximum value and make sure closing goes smoothly for just 1% in listing fees.
Clever is a discount brokerage with over 1,600 five-star reviews on Trustpilot. Home sellers love Clever because it's free to get personalized matches to full-service real estate agents and save big on fees — if you don't like what Clever can offer, there's no obligation to continue.
What is an NHD report?
A natural hazard disclosure (NHD) report is a legally-mandated disclosure form for most home sales in California. It covers whether a home is located in a hazard area that is prone to flooding, fires or earthquakes. Learn more about NHD reports.
How long are NHD reports good for?
NHD reports don't expire, but they can become outdated when government maps change. Speak with a real estate agent if you're not sure if you need a new NHD report for your home sale. Learn more about when and how to pay for NHD reports.
Who prepares a natural hazard disclosure statement?
A third party will prepare the NHD report, and it must be given to the buyer within seven days after accepting an offer. Learn more about who prepares NHD reports.
Who pays for the natural hazard disclosure report?
The seller typically pays for the NHD report. NHD reports can be purchased before a sale is completed or at escrow when the deal closes. If the deal doesn't close, then the seller doesn't pay. Learn more about who pays for NHD reports.
How much is a natural hazard disclosure report?
NHD reports typically cost about $50–$140 for most residential home sales. Higher prices usually mean supplementary information is included. Some NHD companies offer a discount for sellers who purchase an NHD report before closing. Learn more about NHD report costs.
What hazard is not included in the natural hazard disclosure statement?
Hazards like mold, termites, and the presence of asbestos are not covered in NHD reports. Those hazards can be uncovered during the home inspection and the seller may be required to disclose those facts if previously known. Learn more about what's included in the NHD report.
What is a JCP report?
A JCP report is a natural hazard disclosure report provided by the company JCP-LGS Disclosures.com, which is owned by First American. Learn more about what NHD reports cover.
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