Heard terms like TDS, NHD, FAR, or ADU and wondered what they mean for a Marin home? You’re not alone. When you buy or sell in Marin County, a few key terms carry real impact on timing, cost, and risk. This guide breaks down the language in plain English and gives you local context so you can move with confidence. Let’s dive in.
Key terms you’ll hear in Marin
Disclosures
- Transfer Disclosure Statement (TDS) and Seller Property Questionnaire. Written statements from the seller about the home’s known condition and defects. In California, sellers must disclose known material facts. In Marin, that often includes septic history, slope or landslide issues, wildfire damage or mitigation work, and any work done in the Coastal Zone.
- Natural Hazard Disclosure (NHD). Tells you if a property lies in mapped hazard zones such as floodplains, earthquake fault zones, or wildfire hazard areas. Creek, coastal, and flood risks appear in many parts of Marin.
- Local addenda. You may see addenda for septic history, slope stabilization, or Coastal Zone work.
Why it matters: disclosures shape your due diligence and your ability to negotiate repairs or credits.
Contingencies
- Inspection contingency. Hire inspectors, review findings, and negotiate or cancel within your contingency period.
- Loan contingency. Protects you if mortgage approval fails.
- Appraisal contingency. Lets you renegotiate or cancel if the appraisal comes in low.
- Sale-of-home contingency. Your purchase depends on selling your current home.
- As-is offers and waivers. Common in competitive Bay Area markets. These increase risk and put more weight on disclosures and inspections.
Easements
- Utility easement. Allows power, sewer, or water lines to cross the property.
- Access or right-of-way. Grants passage across a parcel to reach another property.
- Conservation or open-space easement. Limits future development to protect habitat or views. Marin has many of these, both public and private.
- View easement. Less common, sometimes seen on hillside properties.
Why it matters: easements are recorded on title and can limit how you use the land.
Lot coverage, FAR, and setbacks
- Lot coverage. How much of the parcel can be covered by buildings and hardscape.
- Floor Area Ratio (FAR). The total building area allowed relative to lot size, used by some Marin jurisdictions.
- Setbacks. Required distances between structures and property lines.
Why it matters: local zoning controls additions, remodels, and new builds.
ADUs and JADUs
- Accessory Dwelling Unit (ADU). A secondary home on the same lot, either detached, attached, or a conversion.
- Junior ADU (JADU). A smaller unit created within the existing home, often a bedroom conversion.
In Marin, ADU feasibility depends on zoning, septic capacity if not on sewer, parking rules, and sometimes design review. State law has eased ADU rules, but local permitting and utilities still apply.
Septic vs. sewer
Many parcels in rural or unincorporated Marin rely on on-site septic systems. Records and inspections are a key part of escrow. Where public sewer is available, connection requirements and fees vary by district.
Coastal Zone and Coastal Development Permits
Properties in the Coastal Zone can require a Coastal Development Permit for new construction or certain exterior changes. This adds review and can affect timelines and what work is allowed.
Title report and title insurance
The preliminary title report lists recorded liens, easements, and ownership history. Title insurance protects against many title defects and is standard in Marin transactions. Pay attention to recorded restrictions that could affect your plans.
Grading permits and geotechnical reports
On hillside or steep sites, you will often need a grading permit and a geotechnical report before significant construction. These address slope stability, drainage, and foundation needs.
Hazard zones and insurance
- Fire Hazard Severity Zones. Affect building requirements, defensible space, and insurance availability.
- FEMA flood maps and floodplains. May trigger mandatory flood insurance for certain loans and influence permitting near creeks and the coast.
Special taxes and assessments
Some Marin properties carry parcel taxes and local assessments for parks, storm drains, or sewer. Mello-Roos assessments exist in some California developments. Always review the tax bill history.
Escrow and closing timeline
Escrow is a neutral third party that holds funds and documents until closing. In Marin, 30 to 45 days is common for a conventional loan, but timelines can move faster or slower depending on the deal.
Marin rules and red flags
Wildfire and insurance
Many neighborhoods sit in or near the wildland-urban interface. Expect defensible-space rules, possible retrofit needs, and higher or harder-to-find homeowners insurance in some areas. Ask for vegetation management records and check hazard maps early.
Slopes, slides, and hillside work
Hillside areas like Mill Valley, Tiburon, and parts of San Rafael often require geotechnical studies and strict grading limits. Red flags include unpermitted retaining walls, undocumented slope repairs, and any past slide activity.
Septic systems
If the home is on septic, a current inspection and permit history are essential. ADU plans can trigger system upgrades. Confirm details with the county or the local agency before you assume feasibility.
Coastal oversight
Shoreline and nearby properties may need Coastal Commission review or local Coastal Program approvals. Permits can add months and limit changes to structures or landscaping. Unpermitted shoreline work is a common issue.
Conservation and open space
Conservation easements and open-space protections are common across Marin. These recorded restrictions can limit building, subdividing, or removing vegetation. Review any easement on title in detail.
Historic and design review
Cities such as Sausalito, Mill Valley, and Larkspur use design review boards and, in some areas, historic overlays. Exterior changes may require additional approvals and public hearings.
Risk and lending
Wildfire exposure and coastal erosion concerns can affect your insurance options and what your lender requires. Plan ahead so insurance and lending conditions do not delay closing.
Local examples
- Hillside lot, Mill Valley. Expect a geotechnical report, strict coverage limits, and wildfire mitigation.
- Waterfront condo, Sausalito. Check flood zone status and whether exterior work triggers Coastal review.
- Rural home, West Marin. Budget for septic inspections and potential well checks, and review any open-space easement.
- Suburban house, San Rafael. For an ADU, confirm city rules and parking. Sewer capacity is usually less of a roadblock than septic capacity.
Where to verify details
- Marin County Planning and Building Division. Zoning questions, permits in unincorporated areas, grading, floodplain management, and Coastal guidance.
- City planning departments. For properties inside a city such as San Rafael, Novato, Mill Valley, Sausalito, Larkspur, Corte Madera, Tiburon, Ross, Belvedere, San Anselmo, or Fairfax. Check ADU rules, design review, and permit records.
- Marin County Environmental Health. Septic and well permits, inspections, and compliance letters.
- Marin County Assessor-Recorder and Recorder’s Office. Parcel maps, tax history, deeds, easements, and other recorded documents.
- Marin County GIS or Parcel Viewer. Quick map checks for parcels, topography, zoning overlays, and, where available, flood zones.
- Local sewer and water districts. Examples include Ross Valley Sanitary District, Novato Sanitary District, Marin Municipal Water District, and Sausalito-Marin City Sanitary District.
- California Coastal Commission. Coastal Zone boundaries and permit rules.
- California Department of Housing and Community Development (HCD). Statewide ADU guidance and technical bulletins.
- CAL FIRE. Fire Hazard Severity Zone maps and defensible space guidance.
- FEMA. Flood Insurance Rate Maps and Special Flood Hazard Areas.
- Title companies and escrow officers. Preliminary title reports and title insurance options.
- Local land trusts and open space. Marin County Open Space District and Marin Agricultural Land Trust for conservation easements.
Quick checklists
Buyer checklist
- Ask for: TDS, NHD, septic records if applicable, permit history for additions and structural work, and wildfire mitigation documentation.
- Verify: parcel size and lot lines, recorded easements, zoning and allowed uses, sewer vs. septic, and whether the property lies in the Coastal Zone.
- Inspect: general home, termite/pest, septic where applicable, and a geotechnical review for steep sites. For waterfront or flood-prone homes, consider a coastal or flood-elevation review.
- Check insurance: get preliminary quotes for homeowners and fire coverage, and confirm flood-insurance needs with FEMA maps.
- Title: review the preliminary title report and discuss exceptions with your title company.
Seller checklist
- Gather: TDS, NHD, septic permit history, building permits for prior work, and proof of remediation or mitigation such as fire-hardening.
- Resolve or disclose: unpermitted work, known slope or foundation issues, and any easements.
- Consider: a pre-listing home inspection or septic inspection to reduce surprises in escrow.
- Confirm permits: check whether planned repairs or improvements need city or county permits, design review, or Coastal approvals.
Common questions, answered simply
Can I add an ADU on my lot?
Often yes, but in Marin you need to confirm zoning, septic or sewer capacity, parking, and any design review or protected areas. Get guidance from your city or the county early.
What is a conservation easement?
It is a recorded restriction that preserves land or natural features. It can limit building, subdividing, and tree removal, so review it carefully with your title documents.
How do I know if a home is in a high fire zone?
Check official fire hazard maps and speak with the local fire authority about defensible space. Your insurance options and costs can be affected.
Do I need flood insurance?
If the property is in a federally designated floodplain and the loan is federally backed, flood insurance is usually required. FEMA maps guide this.
What if the appraisal comes in low?
Your appraisal contingency lets you renegotiate or cancel. Without it, you may need to add cash or the deal could be at risk.
Should I waive inspections to win?
That raises risk, especially with septic, slopes, or wildfire history. Consider pre-inspections or a tighter contingency instead of skipping diligence.
Final thoughts
Understanding the terms is the first step to a smooth Marin transaction. The second is local execution: knowing which agency to call, which records to pull, and which issues matter most for each neighborhood and property type. If you want a clear, hands-on plan tailored to your goals, reach out.
Ready to talk strategy for your Marin move? Connect with miles daly for neighborhood-specific guidance, pre-sale prep coordination, and calm, expert representation.
FAQs
What are Marin-specific disclosures I should expect?
- In addition to standard California forms, expect details on septic history where applicable, any slope or landslide issues, wildfire mitigation work, and Coastal Zone-related work.
Who verifies if a property is in the Coastal Zone?
- Start with the county or city planning department and confirm with Coastal Commission resources for boundaries and permit triggers.
How long does escrow usually take in Marin?
- A typical conventional escrow runs about 30 to 45 days, but timing can vary with lending, inspections, permitting questions, and competition.
What agencies hold septic and well records in Marin?
- Marin County Environmental Health maintains septic and well permits, inspection records, and compliance letters for properties not on sewer.
Where do I check recorded easements and restrictions?
- Review the preliminary title report and verify documents with the Marin County Recorder’s Office or the Assessor-Recorder.
Who sets ADU rules for my property?
- State law sets baseline rules, while your city or the County of Marin applies local standards for zoning, design, parking, and utilities.
How do wildfire zones affect insurance and lending?
- High fire risk can limit carrier options or raise premiums, and lenders may require proof of insurability or additional conditions before closing.
