Local Condition Disclosure Addendum “A”

California Association of REALTORS®

form SBSA
(Statewide Buyers and Seller Advisory)
Property Address __________________________________________________________________________________
City of _________________________________________ County of _______________________________, California.
Buyer is hereby informed by CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates 21 Alpha and that the REAL ESTATE
TRANSFER DISCLOSURE STATEMENT is not a substitute for property inspections by licensed professionals, including but not limited to
property inspectors, general contractors, pest control operators, engineers and architects.

COMMUTING: Buyer is hereby informed that the traffic during commuting hours is very heavy. Buyer may experience delays in traveling to
work or other destinations.

SCHOOL DISTRICTS: Buyer should contact the appropriate school district to verify the district in which the subject property is located
(attendance area) and the schools his or her children will attend.

AGE: Buyer is hereby informed that the subject property is a used property (not new) and WILL NOT meet the same expectations as a new prop-
erty. Due to the age of the property, some or all of the major systems including but not limited to built-in appliances (including free-standing oven
and range, if any), plumbing, air conditioning, electrical, water, sewer/septic, roof, structural, foundation, mechanical, security, pool/spa systems
and any personal property included in the sale may be at the end of its useful life. The Buyer is hereby informed by CENTURY 21 Alpha and CEN-
TURY 21 Alpha Fine Homes & Estates to make their own independent investigation regarding the useful life of the components of the herein
property.

STORAGE TANKS. Permits are required for tanks storing flammable or combustible liquids whether or not they are in use. For those tanks pres-
ently in use, or intended for future use, an operational permit must be obtained. Buyer is advised to consult with city or county authorities when
storage tanks are present on the property to determine local requirements

TAX REASSESSMENT. The property will be reassessed upon change of ownership, which will affect the real estate taxes. A supplemental tax
bill will be issued which is generally paid by the Seller for the period prior to close of escrow, and by the Buyer for the period after close of escrow.
The tax collector's office or the title company can answer any question the parties have in this regard.

USE AND DESIGN RESTRICTIONS. Local governments impose restrictions on the use of the property and improvements or modifications. If
the Buyer contemplates any change of use or construction, he or she should verify with the local planning and building department whether the
proposed change is permissible. It is also recommended that the Buyer verifies the legality of any "in law or "granny" unit on the property. Home-
owners often make changes without permits and in violation of building codes and local regulations. CENTURY 21 Alpha and CENTURY 21 Al-
pha Fine Homes & Estates does not investigate the status of zoning, or code compliance and the parties are to satisfy themselves concerning these
issues.

LIMITATION OF AGENCY: CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates and its agents are not qualified to give
legal, tax, accounting, or insurance advice. For these questions, you should consult with your attorney, accountant, or insurance broker. In addition,
CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates and its agents do not guarantee the condition of the property, or verify rep-
resentations made by the parties or their inspectors.

CENTURY 21 DISCLOSURE: CENTURY 21 as a franchise system may appear to the Buyer and Seller as a single Real Estate entity. However,
CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates is a member of said system as a franchisee and is independently owned and
operated. The locations of the offices of CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates are only those located at 5504
Monterey Highway, San Jose, CA 95138, 1901 South Bascom Avenue, Suite 500, Campbell, CA 95008, 1900 McCarthy Blvd. Suite 400, Milpitas,
CA 95135, 260 Los Gatos Saratoga Road, Los Gatos, CA 95030 and 325 Lytton Ave, Palo Alto, CA 94301

Buyer is advised that CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates, its agents and employees: (a) Do not guaran-
tee the condition of the property; (b) Shall not be responsible for defects that are not known to CENTURY 21 Alpha and CENTURY 21
Alpha Fine Homes & Estates or are not visually observable in reasonably accessible areas of the Property; (c) Cannot verify information
contained in inspection reports or representations made by others; (d) Do not guarantee the performance of others who have provided
services or products to Buyer or Seller; (e) Do not guarantee the adequacy or completeness or repairs made by Seller or others; (f) Cannot
identify Property boundary lines; (g) Do not decide what price buyer should pay or a seller should accept; and (h) Buyer shall seek desired
assistance from appropriate professionals.

Buyer and Seller acknowledge receipt of a copy of this page, which constitutes page 1 of 2pages
BUYER'S INITIALS (__________) (__________) SELLER’S INITIAL (__________) (__________)

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The Following Paragraphs When Checked Are Incorporated Into This Disclosure:
_______ SOIL PROBLEMS: Buyer is hereby informed that the property is located in a neighborhood where serious soil problems exist. It is pos-
sible that serious soil problems will occur on the subject property in the future. Buyer is strongly advised to make extensive inquires regarding po-
tential soil problems that may occur on the subject property.
_______ FRESH PAINT: Buyer is hereby informed that Seller or painters hired by Seller have recently painted the inside and/or outside of the
subject property. During the painting process scraping and filling of cracks may have hidden any defects that might otherwise be evident. ("Red
Flags") Buyer is strongly advised to make further inquiries of Buyer's inspectors regarding the consequences of fresh paint.
_______ REMODELED PROPERTY: Buyer is hereby informed that the subject property has been remodeled by the Seller, during the remodel-
ing process the Seller or Seller's contractors may or may not have obtained the necessary building permits. In addition the Seller may or may not
have remodeled or replaced any of the major systems including, but not limited to heating, plumbing, air conditioning, electrical, water, sewer/
septic or pool/spa. Since the scope of the Seller's remodeling is not visibly apparent the Buyer is strongly advised to make inquiries regarding the
consequences of remodeling. (Please refer to the illegal addition and/or modification section of this supplement for more information)
_______ PRIVATE ROADS. If the property shares a common driveway or abuts a private road shared with other property, the Buyer should in-
quire as to the existence of any road maintenance agreement. Absent of any such agreement, the law provides that the owners will share the cost of
maintaining the roadway proportionately to the use made of the easement by each owner. (See Civil Code §845.)
_______ CLASS ACTION SUIT AND DEFECTIVE PLUMBING: Buyer is hereby informed that the subject property is located in an area
where a class action lawsuit was filed against the builder. Generally, the problem has been with defective polybutylene plumbing, also referred to as
flex plumbing or Flex tubing, which has been installed in the ceiling and/or attics of these homes. The water damage suffered by some of the own-
ers in the past has been in the kitchen ceiling and/or walls of the master and hall bathrooms. CENTURY 21 Alpha and CENTURY 21 Alpha Fine
Homes & Estates strongly recommends that you the Buyer make extensive inquiries of Buyer's inspectors regarding the consequences of said
plumbing. The lawsuit was settled in 1988 and all claims from said settlement expired on 9/22/93. The settlement and related issues are very com-
plicated and are not within the scope or expertise of CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates , therefore Buyer ac-
knowledges that the only representation made by CENTURY 21 Alpha and CENTURY 21 Alpha Fine Homes & Estates or its agents regarding
defective plumbing are those set forth herein.
_______ CASE OASIS PRE-RELEASE FACILITY: Buyer is hereby informed that the subject property is located in the neighborhood of the
CASE OASIS PRE-RELEASE FACILITY.
_______ GREAT OAKS WATER DISTRICT (GROUND WATER CONTAMINATION): Buyer is hereby informed that the subject property
is located in the Great Oaks Water District. The Great Oaks Water Company has had a history of groundwater contamination. Great Oaks Water
Company continually monitors the water it serves. For the most recent information regarding the quality of the water, call the Great Oaks Water
Company at (408) 227-9540 or the California Department of Health Services at (800) 745-7236.
_______ HILLSIDE PROPERTIES: Most properties located on or near a hill (property on or near land that slopes) have water drainage prob-
lems. The seller may not be aware of any drainage problems due to drought or other phenomena. Buyer is strongly advised to make extensive in-
quires regarding potential drainage problems that may occur on this hillside property.
_____ ADDITIONAL DISCLOSURES: Buyer is hereby informed that additional information relevant to the condition of the subject property is
contained herein below: ___________________________________________________________________________________________________
______________________________________________________________________________________________________________________
______________________________________________________________________________________________________________________

; Nothing contained herein is A SUBSTITUE FOR PROPERTY INSPECTIONS, therefore, again, the buyer is advised by CENTURY 21
Alpha and CENTURY 21 Alpha Fine Homes & Estates and its agents to obtain a property inspection or other inspection the buyer may desire and
to include an inquiry regarding any disclosure made herein.

Receipt of a copy of this Local Condition Disclosure Addendum consisting of 2 pages, Statewide Buyer and Seller Advisory con-
sisting of 8 pages, the RED FLAGS INSPECTION CHECKLIST, consisting of 1 page, the publication entitled "Earthquake Safety
and Environmental Hazard Guide” and the completed RESIDENTIAL EARTHQUAKE HAZARD REPORT if appropriate is hereby
acknowledged.

Buyer ____________________________________________________ Date: ____________, 20 _____

Buyer ____________________________________________________ Date: ____________, 20 _____

Seller ____________________________________________________ Date: ____________, 20 _____

Seller ____________________________________________________ Date: ____________, 20 _____

Each Office is Independently Owned and Operated. Equal Housing Opportunity.

© 2005CENTURY 21 Alpha. All rights Reserved.
Nothing herein may be reproduced in whole or in part without written permission from CENTURY 21 Alpha.

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