What Is the Seller Property Questionnaire (SPQ) and How Does It Affect My San Diego Purchase?

What Is the Seller Property Questionnaire?

The Seller Property Questionnaire (SPQ) is a detailed supplemental disclosure document that accompanies the Transfer Disclosure Statement in California real estate transactions. While the TDS provides a broad overview of known property conditions, the SPQ asks more specific questions about the property's history, systems, and legal status — giving buyers a more complete picture of what the seller knows.

What the SPQ Covers That the TDS Does Not

• Water intrusion history: Any past flooding, leaks, or moisture issues — interior and exterior
• Roof history: Age, repairs, and any known leaks or damage
• Pest history: Prior termite treatment, wood rot, or other pest issues
• Boundary and property line: Known disputes, encroachments, or survey issues
• Permits and code compliance: Known unpermitted improvements or code violations
• HOA compliance: Any outstanding HOA violations or dispute history
• Smoke detectors and water heater strapping: Compliance with California safety requirements

Red Flags to Watch for in the SPQ

• Water intrusion history anywhere on the property — even if 'resolved'
• Unpermitted additions, garage conversions, or room additions
• Any mention of prior mold remediation
• Disputes with neighbors over boundaries or easements
• Any prior insurance claims the seller declined to elaborate on

What to Do When the SPQ Raises Questions

If any SPQ disclosure item raises a question, use your inspection contingency period to investigate further. Commission additional specialized inspections — mold testing, geotechnical assessment, sewer scope — targeted at the specific areas of concern. Ask your agent to request the seller's elaboration on any vague or incomplete disclosures.

Comparing SPQ to Inspection Findings

One of the most valuable exercises during your escrow due diligence is comparing what the seller disclosed on the SPQ against what your inspector found during the physical inspection. Any significant discrepancy — an issue your inspector found that the seller did not disclose — is worth investigating. Rieder Homes Group systematically performs this comparison for every buyer we represent.

Related Reading on RiederHomes.com:

→ Blog #112: TDS Explained

→ Blog #111: NHD Report

→ Blog #73: Home Inspections

→ Blog #89: Contingencies Explained

— Mance Rieder, Broker Associate | Rieder Homes Group | REAL Broker | riederhomes.com | 858-295-0556