Selling a home in Atascadero comes with a few extra questions: Are your permits complete, is your property in a wildfire zone, and what is the status of any ADU? You want a smooth escrow and a confident buyer, and clear disclosures are the fastest way to get there. In this guide, you’ll learn what you must disclose, how to check local records, and how recent California laws affect your sale. Let’s dive in.
What you must disclose in Atascadero
California requires most sellers of 1 to 4 unit homes to deliver a completed Transfer Disclosure Statement. The TDS is how you share material facts you know about the property’s condition and history, including additions or repairs. You also provide a Natural Hazard Disclosure when hazard maps show your home in a designated area such as a High or Very High Fire Hazard Severity Zone. You should deliver these as early as possible, ideally before accepting an offer.
- Learn the basics of the TDS requirements and timing: Transfer Disclosure Statement overview
- See when a Natural Hazard Disclosure applies: California Civil Code section 1103
Permits and recent work
Buyers care about whether additions, remodels, decks, and conversions were permitted and finalized. Under AB 968, effective July 1, 2024, if you bought the property within the last 18 months, you must disclose any contractor work after you took title, provide copies of permits if obtained, and identify the contractor when the job met the reporting threshold. Start by collecting your permit cards, final inspection sign‑offs, and contractor invoices.
- Summary of AB 968 seller duties: California Association of REALTORS new laws
- City permit lookup for parcels inside Atascadero: Atascadero eTrakit permit search
If your property is outside city limits, contact San Luis Obispo County Planning and Building for permit history. For older records, you can submit a public records request. This helps you verify what was finalized and what may still be open.
- Unincorporated area records: SLO County public records request
Fire Hazard Severity Zones in Atascadero
Cal Fire classifies land by wildfire risk as Moderate, High, or Very High using Fire Hazard Severity Zone maps. These maps help determine your Natural Hazard Disclosure answers and whether extra steps apply. State SRA maps took effect April 1, 2024, and LRA maps have been rolling out in 2025. Use the Cal Fire viewer to check your parcel, then confirm with local resources.
- Statewide maps and background: Cal Fire FHSZ information and viewer
- City guidance for local parcels: Atascadero Fire Hazard Severity Zones
If your home is in a High or Very High zone and the sale requires a TDS, AB 38 generally requires documentation of a compliant defensible‑space inspection or a written agreement that the buyer will obtain compliance within one year. Local fire agencies handle these inspections and issue the report you need for escrow. Homes built before 2010 in these zones also have additional home‑hardening disclosures, typically completed on standard forms.
- Defensible space and home‑hardening rules: AB 38 bill text and updates
ADUs and the 2025 amnesty
If you have an accessory dwelling unit or a garage conversion, confirm whether it was permitted. Appraisers, lenders, and insurers often treat permitted space differently than unpermitted space, so clear disclosure is key. California’s ADU program sets consistent rules statewide, and the state offers user‑friendly guidance for owners.
- State ADU guidance and handbooks: California HCD ADU resources
A new law, AB 2533, effective January 1, 2025, creates a path to legalize many unpermitted ADUs or JADUs built before January 1, 2020. Local agencies generally cannot deny these legalization permits unless there are substandard health and safety violations. The law also requires clear checklists and allows confidential third‑party inspections before you apply, which can help you assess feasibility before listing.
- ADU amnesty for pre‑2020 units: AB 2533 bill text
A simple pre‑listing checklist
- Verify permit history. Use Atascadero’s eTrakit for city parcels. For unincorporated areas, contact SLO County Planning and Building or submit a public records request.
- Complete your TDS and NHD early. Be accurate and answer to the best of your knowledge.
- Check wildfire status. Use the Cal Fire viewer and Atascadero’s FHSZ page to see if you are in a High or Very High zone.
- Schedule an AB 38 defensible‑space inspection if required. Keep the compliance document for escrow.
- Gather contractor and permit documents. If you bought within the last 18 months, AB 968 requires extra details and permit copies if they exist.
- Confirm ADU status. If an ADU is unpermitted and built before 2020, consider starting AB 2533 legalization or at least obtain a confidential pre‑inspection.
Common mistakes to avoid
- Assuming an “as‑is” sale removes disclosure duties. You still need to disclose known material facts, including unpermitted work.
- Waiting until escrow to order inspections or collect records. Get ahead of it to avoid delays or re‑negotiations.
- Mixing up city and county resources. Atascadero city parcels use city portals, while unincorporated properties use county portals.
- Describing an unpermitted ADU as permitted. Be precise and provide supporting documents.
Work with a local guide
You do not have to navigate permits, hazard zones, and ADU rules alone. With hands‑on, broker‑level support, you can prep clean disclosures, reduce surprises, and present your home with confidence. For local guidance tailored to your property, connect with Oaks to Ocean Real Estate.
FAQs
What disclosures must Atascadero home sellers provide?
- Most sellers must deliver a Transfer Disclosure Statement and a Natural Hazard Disclosure, which cover property condition and whether the home is in mapped hazard areas.
How do I check permits for my Atascadero home?
- Search the city’s permit history using the Atascadero eTrakit portal; for unincorporated parcels, contact SLO County Planning and Building or submit a public records request.
Do Atascadero homes in High or Very High FHSZ need inspections before closing?
- If a TDS is required and the property is in a High or Very High Fire Hazard Severity Zone, AB 38 generally requires a defensible‑space inspection report or a written agreement for the buyer to obtain compliance within one year.
What are my obligations if I bought the property within the last 18 months?
- Under AB 968, you must disclose contractor‑performed work after you took title, provide copies of any permits obtained, and identify the contractor when the job met the reporting threshold.
Can I legalize an older unpermitted ADU in Atascadero?
- AB 2533 creates a path to legalize many unpermitted ADUs or JADUs built before January 1, 2020, unless the unit is substandard, and it requires local agencies to provide checklists and allow confidential pre‑inspections.
Where can I see if my Atascadero home is in a wildfire zone?
- Use the Cal Fire FHSZ viewer and resources and confirm locally with Atascadero’s FHSZ guidance.
