Selling in Carmel Valley and wondering exactly what you must disclose about fire, flood, and earthquakes? You want to be transparent, avoid delays, and keep your deal solid from offer to close. This guide breaks down the required California forms, how to verify your home’s map status, and the documents buyers expect to see. Let’s dive in.
California disclosure basics
California sellers typically complete two key forms. The Transfer Disclosure Statement covers known conditions and defects and is set out in Civil Code section 1102.6. You also provide a Natural Hazard Disclosure Statement that indicates whether the property lies in mapped hazard zones such as flood, fire, or seismic areas under the Natural Hazard Disclosure statute.
The NHD is based on official maps and is a disclosure, not a warranty. If a map’s scale makes it hard to tell whether a parcel is in or out of a zone, the statute requires you to mark “Yes” or attach a professional report that verifies status. State forms do not substitute for other disclosure duties, and local rules can add requirements.
Wildfire: maps, AB 38, and documents
Check your fire zone
Start by confirming your parcel’s fire hazard rating. Use the state’s fire hazard severity zone maps and the City of San Diego’s fire hazard severity zones page to see if your Carmel Valley property is in a Moderate, High, or Very High zone.
What to provide in High or Very High zones
If your home is in a High or Very High Fire Hazard Severity Zone, Assembly Bill 38 requires extra items. You must provide documentation of defensible space compliance under state or local rules, or enter a written escrow agreement so the buyer obtains that proof within one year. AB 38 also standardizes wildfire-related seller disclosures for older homes.
Home hardening and retrofit list
California’s home hardening disclosure asks you to note known vulnerability features such as older vents, combustible materials near the structure, or single-pane windows, as outlined in Civil Code section 1102.6f. Beginning July 1, 2025, the disclosure will also reference the State Fire Marshal’s list of low-cost retrofits and indicate which items you completed while you owned the property.
Insurance reality check
Updated fire maps guide planning and disclosure, but insurers use their own models and underwriting rules. A map designation does not automatically block coverage, though higher premiums or different options are possible. Point buyers to vetted resources like the San Diego Urban Wildfire map FAQ and recommend they explore insurance early in escrow.
Flood: FEMA maps and paperwork
Verify your flood status
The NHD asks whether your property is in a FEMA Special Flood Hazard Area. Use FEMA’s Flood Map Service Center how-to to find your effective map panel, see Letters of Map Change, and confirm status. If FEMA issued a Letter of Map Revision that removes your property from the SFHA, attach it to your disclosure packet.
Gather the right documents
If your home is near a flood zone boundary or map details are unclear, consider an elevation certificate or a professional review to confirm structure location relative to the SFHA. Keep any prior elevation certificates, LOMR or LOMA correspondences, and building permit records handy. Having these ready helps buyers and lenders make decisions faster.
Earthquake: CGS zones and lookups
Use EQ Zapp to confirm
California Geological Survey maps identify Earthquake Fault Zones and Seismic Hazard Zones for liquefaction or earthquake-induced landslides. Check your Carmel Valley address in CGS’s EQ Zapp to see whether your parcel lies inside a mapped zone. Disclosure is based on the map designation, not a prediction of damage.
What to share with buyers
If your property is in a mapped fault or seismic hazard zone, disclose that status on the NHD and note any geotechnical or geological reports you have. For major development or additions, local permitting may require site-specific studies when inside these zones. Providing prior reports up front can streamline buyer due diligence.
Step-by-step checklist for Carmel Valley sellers
- Confirm your parcel details. Verify your address and APN so you can search the correct maps and city resources.
- Complete your NHD early. Order or prepare the NHD so it checks CAL FIRE fire zones, FEMA flood maps, CGS seismic zones, and other state-mapped hazards.
- If in High or Very High fire zones. Request a defensible space inspection or compliance documentation and complete the home hardening disclosure. If needed, prepare an escrow agreement for post-close proof as allowed by AB 38.
- If flood risk is mapped. Pull the current FEMA map panel and any LOMR or LOMA, and gather elevation certificates for clarity near boundaries.
- If in a seismic or fault zone. Note the EQ Zapp results and include any geotechnical or fault study reports you possess.
- Assemble your escrow packet. Include the completed TDS, signed NHD, any defensible space report or agreement, FEMA letters or elevation certificates, and any geotechnical reports.
Reduce risk and build buyer confidence
The NHD is a disclosure tool, and accuracy matters. When a map is ambiguous, the statute instructs you to mark “Yes” or attach a consultant’s report to resolve uncertainty. Attaching defensible space proof, FEMA map change letters, elevation certificates, or geotechnical reports reduces surprises and keeps your Carmel Valley sale on track.
Ready to prepare a clean, confident disclosure package? As a veteran-led local team, we help you verify maps, gather the right documents, and present your home with clarity. Reach out to Beyond The Keys Realty to get started.
FAQs
What is the Natural Hazard Disclosure in California home sales?
- It is a statutory form that states whether a property lies in mapped hazard areas, including flood, fire, and seismic zones, based on official sources; sellers complete it for most transfers.
How does AB 38 affect sellers in Carmel Valley?
- If your home is in a High or Very High Fire Hazard Severity Zone, you must provide defensible space documentation or a written escrow agreement for the buyer to obtain it after closing, and complete the home hardening disclosure that lists known vulnerability features.
How do you check if a Carmel Valley home is in a FEMA flood zone?
- Use FEMA’s Flood Map Service Center to search your address, review the effective map panel, and look for Letters of Map Change; gather any elevation certificates, especially if the structure is near a zone boundary.
How do you see if a property is in an earthquake fault or seismic hazard zone?
- Look up the address in the California Geological Survey’s EQ Zapp viewer, which shows official Earthquake Fault Zones and Seismic Hazard Zones for disclosure purposes.
Does a fire hazard zone map affect home insurance?
- Not by itself; insurers use proprietary risk models and multiple factors, so map designations guide planning and disclosure but do not automatically determine availability or pricing of coverage.
