Buying or selling a home in Sonoma? The right disclosures can protect you, speed up your timeline, and keep surprises out of escrow. You want simple answers on what truly matters here. This guide breaks down the three big ones for Sonoma: wildfire, flood, and utilities, with links to official sources and easy checklists you can use today. Let’s dive in.
What Sonoma sellers must disclose
California requires two core forms on most 1–4 unit home sales: the Transfer Disclosure Statement and the Natural Hazard Disclosure.
- The Transfer Disclosure Statement (TDS) covers known property conditions, including utilities like water, sewer or septic, and power. Sellers must complete it in good faith. See the statute for the TDS requirements in California Civil Code §1102 (Transfer Disclosure law).
- The Natural Hazard Disclosure (NHD) tells buyers if the home sits in mapped hazard areas such as flood zones, earthquake fault zones, or state and local fire hazard severity zones. See California Civil Code §1103 for the NHD framework (Natural Hazard Disclosure law).
These two forms drive most of the wildfire and flood information you will see in a Sonoma transaction.
Wildfire disclosures in Sonoma
Sonoma updated its local Fire Hazard Severity Zone maps in spring 2025. The City of Sonoma and the Sonoma Valley Fire District adopted the new designations, which can change whether a property is classified as Moderate, High, or Very High. You can review statewide mapping resources on the Office of the State Fire Marshal page (Cal Fire FHSZ resources) and see the city’s update here (City of Sonoma map adoption notice).
If your NHD shows the property is in a High or Very High zone, AB 38 applies. Sellers typically must provide defensible space documentation or enter a written agreement for the buyer to obtain documentation after closing. Older homes may also require a home‑hardening disclosure that lists features like combustible roofs or single‑pane windows. Map-based wildfire risk can also influence building permits and insurance availability, so understanding your designation matters (why FHSZ matters).
How to check your wildfire status:
- Look up the address using Cal Fire’s FHSZ resources and your local city or fire district page.
- If the NHD shows High or Very High, request or provide defensible space inspection results and any home‑hardening forms.
- Ask about recent vegetation management and any permits for fire‑safety upgrades.
Flood disclosures and maps
Flood risk appears on the NHD, including whether a parcel is in a FEMA Special Flood Hazard Area. Sonoma County has been working with FEMA on updated maps, with preliminary products released in 2024–2025 for certain watersheds. You can track local FEMA mapping work through the City of Santa Rosa’s project hub (FEMA Flood Risk Mapping Project) and Permit Sonoma’s watershed updates (Santa Rosa Creek mapping). Community coverage notes changes along parts of the lower Russian River as well (lower Russian River map update).
Key points for your sale:
- If a home is in a FEMA Special Flood Hazard Area, lenders for federally backed mortgages usually require flood insurance.
- Preliminary maps can change after appeals, so verify the latest status during escrow.
- Elevation certificates, past flood claims, and mitigation improvements help buyers assess risk and cost.
Utilities, electrical safety, and power shutoffs
Utilities are part of the TDS. Sellers must state whether the home uses public water or a well, sewer or septic, and disclose known issues with gas or electrical systems. California also added a new electrical advisory effective January 1, 2025. Sellers must provide buyers with a notice recommending a qualified inspection of the main panel, subpanels, and wiring, since defects can pose fire risks and affect insurance or future electrification plans (electrical advisory statute).
Public Safety Power Shutoffs, run by utilities during extreme fire weather, are another local factor. There is no standalone PSPS checkbox on state forms, but material facts must be disclosed. If frequent or prolonged shutoffs affect a property’s use or value, that history is prudent to share. You can learn more about the PSPS program on the CPUC site (CPUC PSPS overview) and explore utility post‑event reports for circuit‑level history (post‑event PSPS reports).
Your Sonoma due‑diligence checklist
For buyers
- Review the TDS and the NHD. If wildfire risk is marked High or Very High, request defensible space and any home‑hardening materials.
- Confirm the address’s FHSZ using Cal Fire and city or fire district pages. Ask for any AB 38 inspection reports.
- Check FEMA flood status and any preliminary updates. If in an SFHA, request elevation certificates and past flood claim history.
- Verify utilities: get recent bills, well tests, septic pumping records, and permits for utility work. Consider a licensed electrical inspection for older systems.
- Ask about PSPS frequency, any backup power, and past outage impacts on the home.
For sellers
- Complete the TDS and NHD thoroughly and compile support documents, including any defensible space or home‑hardening records if your property is in a triggered wildfire zone.
- Provide the 2025 electrical advisory and consider a pre‑listing electrical check if the home is older or has limited panel capacity.
- If flood risk applies, gather elevation certificates, mitigation records, and any Letters of Map Revision.
- Organize permits and invoices for recent repairs or upgrades so buyers can review them quickly.
A well‑documented file builds trust, reduces re‑negotiation risk, and helps you close with confidence.
Ready to talk through your property’s specifics or set up a plan that fits your goals? Reach out to Jennifer Bowes for local guidance, coordinated inspections, and a clear path from prep to closing.
FAQs
If an NHD shows a Sonoma home in a High or Very High Fire Hazard Severity Zone, what must a seller provide?
- The seller must deliver the NHD and, when triggered, defensible space documentation or a written agreement for the buyer to obtain it after closing; older homes may also need a home‑hardening disclosure.
How do Sonoma’s 2025 fire map updates affect my sale?
- New local FHSZ designations guide whether AB 38 defensible space steps apply, can influence permits and insurance, and should be verified through official mapping resources.
When is flood insurance required for a Sonoma property?
- If a lender uses a federally backed mortgage and the structure is in a FEMA Special Flood Hazard Area, flood insurance is typically required, and many buyers choose coverage even when not required.
Do sellers have to disclose past Public Safety Power Shutoffs?
- There is no specific PSPS checkbox on state forms, but sellers must disclose material facts; repeated or long shutoffs that impact the home’s use or value should be shared, and buyers can also review CPUC post‑event reports.
What utility details should buyers verify during escrow in Sonoma?
- Confirm water source and sewer or septic status, review recent utility bills, get well and septic records if applicable, and follow the electrical inspection recommendation to understand safety and capacity.
