The Seller Property Questionnaire (SPQ) is a supplemental disclosure form published by the California Association of Realtors that goes deeper than the legally required TDS. It asks the seller detailed questions about past repairs and alterations, insurance claims, neighborhood nuisances, deaths on the property, pest history, and other conditions a buyer would reasonably want to know. It is not required by statute, but it is used on most California listings as of 2026.
What the SPQ is
The SPQ is a CAR form designed to help sellers meet their broad California disclosure duty. California law requires sellers to disclose all known material facts affecting the value or desirability of the property — a duty that goes well beyond the checkboxes on the statutory TDS. The SPQ is the industry's answer to that gap.
Think of the TDS as the legally mandated minimum and the SPQ as the thorough follow-up interview. While the SPQ is technically optional, a seller who completes it carefully is protecting themselves: a documented, honest disclosure is one of the best defenses against a future claim that they hid something.
How the SPQ differs from the TDS
The TDS focuses on the current physical condition of the property's systems — roof, plumbing, electrical, and so on. The SPQ focuses on history, events, and context: what has happened to this house and this neighborhood over time.
Where the TDS asks "is the roof currently leaking," the SPQ asks whether there have been past roof repairs, insurance claims for water damage, or recurring issues. The two forms overlap, but the SPQ consistently asks for more detail and more narrative. Read together, they give a far fuller picture than either alone.
The categories the SPQ covers
The SPQ is organized into detailed sections. Among the areas it probes:
Improvements and alterations — additions, remodels, and whether permits were obtained. Repairs and conditions — past repairs to the roof, plumbing, electrical, foundation, pool, and more. Pests and treatments — termite history and fumigations. Water and moisture — leaks, flooding, mold, and drainage issues.
It also covers insurance — past claims and any difficulty obtaining or keeping coverage, which matters more than ever in California's hardening insurance market. And it addresses sensitive disclosures including deaths on the property, neighborhood noise and nuisances, disputes with neighbors, and pets. (California law specifically addresses the timeframe for disclosing a death on a property — your agent can explain how that rule applies to a given home.)
Why the SPQ matters to buyers
For a buyer, the SPQ is often where the most useful detail lives. A home can pass an inspection just fine, but the SPQ might reveal that the seller filed two water-damage insurance claims in the last five years — which could mean higher premiums or a difficult-to-insure property going forward.
The insurance section in particular deserves close attention in 2026. With several carriers limiting new policies in higher-risk California areas, a history of claims or a prior non-renewal can directly affect whether you can get affordable coverage — and you need coverage to close your loan. The SPQ is frequently the first place a buyer learns about that risk.
What sellers should know about the SPQ
If you are selling, my advice is simple and consistent: complete the SPQ fully and honestly, and when in doubt, disclose. The form exists to protect you. California sellers get sued far more often for what they failed to disclose than for what they did disclose.
Disclosing a past, properly repaired problem rarely kills a sale — buyers expect that older homes have history. What kills deals, and creates lawsuits, is a buyer discovering after closing that the seller knew something and stayed silent. Take your time, think back honestly, and write it down.
Note: this is general guidance, not legal advice. If you are unsure how to characterize something on the SPQ, ask your agent and, where appropriate, a real estate attorney.
What I tell clients reviewing disclosures
When I sit down with a buyer to review the SPQ, I tell them not to look for a perfect house — there isn't one. The goal is to understand the house you are actually buying. A long SPQ full of disclosures is not a bad sign; it often means a conscientious seller who maintained the home and kept records.
What I watch for is the gap between the SPQ and the inspection report. If the inspector flags something the seller did not mention, we ask why. And if the SPQ discloses something serious, we make sure it is properly investigated before any contingency comes off. Disclosures are not a hurdle to clear — they are the information that lets you buy with confidence.
Frequently Asked Questions
What is the SPQ in California?
The Seller Property Questionnaire is a supplemental CAR disclosure form on which the seller answers detailed questions about the property's history, repairs, insurance claims, and neighborhood conditions — going beyond the statutory TDS.
Is the SPQ required in California?
The SPQ is not required by statute, unlike the TDS. However, it is used on most California listings as of 2026 because it helps sellers meet their broad legal duty to disclose all known material facts.
What is the difference between the SPQ and the TDS?
The TDS is the legally mandated form focused on current physical condition. The SPQ is a supplemental form focused on history, past repairs, insurance claims, and neighborhood context — it asks for more detail than the TDS.
Does the SPQ require disclosing a death on the property?
The SPQ asks about deaths on the property. California law sets a specific timeframe governing when a death must be disclosed; your agent can explain how that rule applies to a particular home.
Should sellers fill out the SPQ in detail?
Yes. A complete, honest SPQ is one of a seller's best protections against a future non-disclosure claim. In California, sellers face far more risk from what they hid than from what they disclosed.
