A Seller Property Questionnaire (SPQ) is a disclosure document used in real estate transactions. The seller shares what they know about the property's condition, history, defects, and any legal issues that could affect the sale. Buyers use it to decide whether to move forward. Sellers use it to protect themselves from post-sale lawsuits.
The SPQ covers structural condition, major systems, environmental concerns, neighborhood issues, and past repairs. Most states require sellers to complete this questionnaire by law. Even where it is not mandatory, providing one builds trust and reduces the risk of litigation after closing.
This guide explains what a seller property questionnaire includes, why it matters, and provides 36 template questions you can use or adapt for your own transactions.
What Is a Seller Property Questionnaire (SPQ)?
A Seller Property Questionnaire is a standardized disclosure form that property sellers fill out before or during a real estate transaction. The seller reveals what they know about the property's physical condition, legal status, and any material facts that could change a buyer's decision.
The SPQ goes by different names depending on the state or jurisdiction — seller disclosure form, property disclosure statement, or property information questionnaire. In California, the SPQ is a specific form published by the California Association of Realtors (C.A.R.) and is used alongside the Transfer Disclosure Statement (TDS).
The questionnaire is not an inspection report. A professional home inspection evaluates the property's current condition from a technical standpoint. The SPQ captures what the seller knows from years of living in and maintaining the property — hidden history an inspector would never uncover, like a basement that floods every spring or a neighbor who disputes the fence line.
Why the SPQ Matters for Buyers and Sellers
Purpose and Importance
The SPQ does two things. First, it tells the buyer about known issues with the property — defects, repairs, legal matters, or environmental hazards. Second, it protects the seller by creating a written record of what was disclosed before closing.
Without an SPQ, a buyer who discovers a cracked foundation or mold problem after closing may have grounds for a lawsuit. With a completed SPQ, the seller can prove they shared what they knew in good faith. This transparency protects both parties and keeps the transaction on solid ground.
Legal Implications for Sellers
In many jurisdictions, sellers must disclose known property defects by law. Failing to do so — or providing inaccurate information — can trigger costly consequences:
- Lawsuits from the buyer for nondisclosure or misrepresentation
- Financial penalties including damages, repair costs, and legal fees
- Rescission of the sale — the buyer may be able to reverse the transaction entirely
The legal standard is what the seller knew or should have known. Sellers do not need to hunt for hidden issues they had no awareness of. But concealing a known problem — a leaking roof, a boundary dispute, unpermitted construction — opens the door to lawsuits that can cost far more than the repair itself.
Is the SPQ Required in Real Estate Transactions?
Requirements vary by state and transaction type. In California, the SPQ is a standard part of residential transactions and is completed alongside the TDS. Other states have their own seller disclosure forms with similar requirements.
Even where a formal SPQ is not legally mandated, most real estate agents recommend completing one. It protects both parties regardless of local rules.
Buyers should check local regulations to understand what disclosures are mandatory in their market. Sellers should consult their agent or attorney to confirm their obligations.
What Does the SPQ Require the Seller to Disclose?
The SPQ covers a wide range of property-related disclosures:
- Structural issues: Foundation problems, roof damage, settling, or cracks
- Major systems: HVAC, plumbing, electrical, and water heater condition
- Legal matters: Liens, easements, boundary disputes, HOA restrictions, or pending litigation
- Environmental hazards: Asbestos, lead paint, mold, radon, or contaminated soil
- Neighborhood concerns: Noise issues, nearby construction, flooding history, or crime
- Past repairs and modifications: What was done, when, and whether permits were obtained
When Should the SPQ Be Completed?
Complete the SPQ as early as possible — ideally when the property is listed or shortly after accepting an offer. Early delivery gives the buyer time to review disclosures, ask follow-up questions, and schedule inspections before the transaction moves too far along.
Delaying the SPQ creates risk. A buyer who discovers an undisclosed issue late in the process may walk away entirely or force a last-minute renegotiation that costs the seller thousands.
Are There Any Exemptions?
Certain transaction types may be exempt from SPQ requirements. Common exemptions include:
- Foreclosure sales
- Court-ordered sales (probate or bankruptcy)
- Transfers between family members
- Sales by government entities
- Properties sold at auction
Exemptions depend on local regulations. Even when an exemption applies, voluntarily completing an SPQ reduces the chance of future disputes.
Key Components of the SPQ (With Template Questions)
A thorough seller property questionnaire covers five areas. Below are the sections with 36 template questions you can use or adapt for your own transactions.
1. Identifying Information
This section covers the basics: who owns the property, where it is located, and how it is legally described. Getting this right ensures every disclosure that follows applies to the correct property and the correct owners.
Template questions:
- What is the full street address of the property?
- Who are the current legal owners of the property?
- What is the parcel number or legal description?
- How long have you owned the property?
- Is the property currently occupied? By whom?
2. Property Details and Features
This section captures the property's physical characteristics — size, layout, systems, and notable features. Buyers compare these answers against what they saw during showings and flag anything that needs a closer look from an inspector.
Template questions:
- How many bedrooms and bathrooms does the property have?
- What is the total square footage of the livable area?
- What is the lot size?
- Does the property include a garage, carport, or covered parking?
- Does the property have a pool, spa, or other water features?
- What type of heating and cooling systems are installed?
- What is the water source (public utility, well, other)?
- What type of sewage system does the property use (public sewer, septic, other)?
- Are all standard utilities (gas, electricity, water) connected and functional?
3. Disclosure of Material Facts
Material facts are conditions or circumstances that could affect the property's value or a buyer's willingness to purchase. Sellers must disclose anything they know about, even if the issue has been repaired or resolved.
Template questions:
- Has the property ever experienced water damage or flooding?
- Are there any known foundation issues (settling, cracks, shifting)?
- Has the property ever had a termite or pest infestation?
- Are there any boundary or property line disputes?
- Are there any easements, encroachments, or shared-use agreements?
- Are there any pending or past legal actions related to the property?
- Are there any upcoming zoning changes or nearby developments that could affect the property?
- Has anyone died on the property within the past three years?
4. Condition of the Property
This section zeroes in on the current state of the property's major systems and structural elements. Buyers use these answers to estimate upcoming repair costs and negotiate the purchase price.
Template questions:
- What is the current condition of the roof? When was it last inspected or replaced?
- Has the foundation been repaired, reinforced, or waterproofed?
- Are there any problems with the electrical system (wiring, panel, outlets)?
- Are there any plumbing issues (leaks, low pressure, drainage)?
- Are there any signs of mold, mildew, or moisture problems?
- What is the age and condition of the water heater?
- Have you experienced any drainage or grading issues on the lot?
- Are there any known issues with windows, doors, or insulation?
5. Past Repairs and Modifications
A record of past work shows buyers how the property has been maintained and whether modifications were done with proper permits. Unpermitted work is one of the most common triggers for post-sale disputes, making this section worth careful attention.
Template questions:
- What major repairs or renovations have been made during your ownership?
- Were building permits obtained for all modifications?
- Can you provide documentation (receipts, inspection reports, contractor details) for past work?
- Are there any active warranties or guarantees on repairs or installed systems?
- Have any insurance claims been filed for property damage?
- Were any structural changes made (walls removed, additions built, load-bearing modifications)?
Tips for Completing the SPQ Accurately
Filling out the seller property questionnaire takes time, but doing it well protects you from legal problems after closing. Here are practical guidelines:
Be honest and complete. Disclose everything you know, even if the issue has been repaired. Courts rule against sellers who omit known defects, regardless of whether those defects were later fixed.
Stick to what you know. The SPQ asks about your personal knowledge of the property. You do not need to hire inspectors or run tests before completing it. If you do not know the answer to a question, say so — do not guess.
Review your records first. Before starting the questionnaire, gather maintenance records, repair receipts, inspection reports, insurance claims, and any correspondence about property issues. These documents help you answer accurately and serve as evidence if questions arise later.
Attach supporting documents. Include relevant files with the SPQ where possible — title deeds, building permits, inspection reports, repair receipts, and warranty information. Documentation strengthens your disclosures and gives buyers confidence in what you are telling them.
Work with your agent. An experienced local agent can help you understand which disclosures are required and how to present information clearly. They can also flag the areas where buyers most often ask follow-up questions.
Using Digital Tools to Speed Up the SPQ Process
Paper questionnaires and email attachments create friction. Sellers leave questions blank. Supporting documents get buried in email threads. Agents spend hours chasing incomplete forms instead of moving transactions forward.
Moving the SPQ process online eliminates most of these problems.
Benefits of Online SPQ Forms
- Fewer blank fields: Required fields and input validation prevent sellers from skipping questions or submitting incomplete answers
- Fill it out anywhere: Sellers complete the questionnaire from their phone, tablet, or computer, at their own pace
- Everything in one place: Responses and uploaded documents are stored together, organized by property or client — no digging through email
- Automatic follow-up: Automated reminders nudge sellers about incomplete sections so agents stop chasing
- Timestamped records: Digital submissions log exactly what was disclosed and when, creating a paper trail if disputes arise
How File Request Pro Works for Real Estate Questionnaires
File Request Pro lets real estate agents create branded questionnaire forms that combine questions with file upload fields. Instead of emailing a PDF and hoping sellers fill it out correctly, you send a single link where sellers answer questions and upload supporting documents in one step.
Here is how agents set it up:
- Build your SPQ form. Create a multi-page questionnaire with text fields, dropdowns, checkboxes, and file upload zones. Organize questions by section (property details, condition, disclosures, repairs).
- Send the link to the seller. Share via email or embed it in your client portal. Sellers do not need to create an account — they click the link and start filling it out.
- Collect responses and documents together. Sellers answer questions and upload supporting files (inspection reports, receipts, permits) in the same form. Everything arrives organized in your connected cloud storage (Google Drive, Dropbox, OneDrive, or SharePoint).
- Set up automatic reminders. If a seller has not completed the questionnaire, automated email reminders follow up on your behalf. You control the timing and frequency.
The result: agents get complete, organized submissions instead of partial information scattered across emails. Sellers get a clear, step-by-step process that tells them exactly what to provide.
Seller Property Questionnaire FAQ
What is a Seller Property Questionnaire (SPQ)?
A Seller Property Questionnaire is a disclosure document where property sellers share what they know about the property's condition, defects, repairs, legal issues, and environmental concerns. Buyers use it to understand what they are purchasing. Sellers use it to protect themselves from future nondisclosure claims.
Is the SPQ legally required?
In many states, yes. California, for example, requires sellers to complete the SPQ as part of the standard residential transaction package alongside the Transfer Disclosure Statement (TDS). Other states have their own versions of seller disclosure forms. Even where not strictly mandated, most real estate professionals recommend completing one to reduce legal risk.
When should the seller complete the SPQ?
As early as possible — ideally when the property is listed or shortly after accepting an offer. Early completion gives the buyer time to review disclosures, ask questions, and schedule inspections. Delays can stall the deal or kill it entirely.
Who fills out the Seller Property Questionnaire?
The property seller (or sellers, if there are multiple owners) completes the SPQ. Real estate agents may help guide the process and explain what information is needed, but the disclosures must come from the seller based on their personal knowledge of the property.
What happens if a seller fails to disclose a known issue?
The buyer may have grounds for legal action after closing. Consequences can include lawsuits for damages, financial penalties, court-ordered repairs at the seller's expense, or rescission of the entire sale. Courts take nondisclosure seriously, especially when evidence shows the seller knew about the issue before closing.
What should sellers disclose on the SPQ?
Sellers should disclose any known defects, damage, or issues with the property's structure, systems, or environment. This includes past water damage, foundation problems, roof issues, pest infestations, mold, hazardous materials, boundary disputes, easements, HOA restrictions, unpermitted work, and any legal actions related to the property.
Are there exemptions from the SPQ requirement?
Yes, certain transaction types may be exempt depending on local law. Common exemptions include foreclosure sales, court-ordered sales (probate, bankruptcy), transfers between family members, government sales, and auction sales. Exemptions vary by jurisdiction, so sellers should verify their obligations with a real estate attorney.
