Disclosure review · 49-document seller package

65 Olcese Court

What you would actually be buying — condition, title, and the obligations that transfer with the keys.

Prepared for
Teresa Chan & Winston Lee
Prepared by
Lupita Sanchez, KW Silicon City
Date
August 23, 2026
Package
49 documents, 337 pages
Critical
2Resolve before offering
High
3Resolve in contingency
Medium
4Ask in writing
Lower
2Budget items
Repair range
$35,000to $124,100 — estimated
01 · Verdict

A well-documented house with two problems worth solving before you bid

This is a generous disclosure package — a pre-listing inspection, a pest report, the 3R, the prelim, an appraisal sketch, floor plans, and a work history going back to the 1970s. The sellers disclosed more than they had to. The trouble is what the documents say when you read them against each other.

Two findings should be resolved before you write an offer, not after. The house has a Zinsco electrical panel and live knob-and-tube wiring on a 100-amp ungrounded service — a combination that some insurers will not bind. And the popcorn ceilings downstairs were removed in July, two months after the inspector flagged them as possible asbestos, with no test result anywhere in the file.

Everything else is manageable: a June 2024 flood in the lower level that was dried by a plumber and then covered over, some form-filling contradictions on the SPQ, and a normal amount of 65-year-old-house maintenance. None of it is disqualifying. All of it is worth pricing.

Price is not covered here. See the companion brief, “65 Olcese Court” comparative market analysis, for the comparable sales, the square-footage question and the offer strategy.

The one-sentence version

Buy it if the electrician’s bid and the insurance binder come back reasonable and the asbestos question resolves — the bones, the permits, the title and the hazard profile are all genuinely good.

02 · Document timeline

What was prepared, and when

Dates matter here. The inspection predates the refresh by three months, and the work that followed changed some of what the inspector described.

Oct 1993
Daly City permit 00016619 — Voluntary Inspection, rooms down
Finaled 31 Jan 1994. The document that legalises the lower level.
Jun 2024
Water heater inlet hose ruptures; downstairs floods
Disclosed on the SPQ. No remediation report exists.
Oct 2024 – May 2026
Property tenant-occupied, one renter
Disclosed at SPQ 18.F. The sellers' first-hand knowledge of condition has a 19-month gap ending three months before listing.
04 May 2026
Home inspection — I-Inspections
36 pages, 11 items needing attention.
15 May 2026
Pest report — JK Termite Control #18421
One Section I item, $300. Corrected report.
24 Jun 2026
Preliminary title report — WFG National Title
Order 26-185336.
21 Jul 2026
Natural Hazard Disclosure — JCP-LGS
Report 3620349. All answers No.
21 Jul 2026
3R Report — City of Daly City
Expires 18 Jan 2027.
23 Jul 2026
Plotted easement exhibit — WFG
Rear utility strip; 1962 ROW un-locatable.
27 Jul 2026
Scope of work — Marissa Designs
Paint, floors, lighting, staging. Popcorn ceiling removal downstairs.
05 Aug 2026
Agent Visual Inspection Disclosure
Unsigned by the licensee.
12 Aug 2026
TDS, SPQ, square footage disclosure, FIRPTA
Signed by all four trustees.
13 Aug 2026
Listed at $1,188,000 — MLS ML82057571
Open houses 15 and 16 Aug.

The sequencing problem

The home inspection is dated 4 May. The cosmetic work — paint, floors, carpet, drywall over the foundation walls, popcorn ceiling removal — happened in May and July. So the only professional inspection in the package describes a house that no longer looks like the one you will walk through, and several of the surfaces it flagged have since been covered or removed.

The house was also tenant-occupied from October 2024 to May 2026. The sellers’ own first-hand knowledge of its condition has a nineteen-month gap that ended three months before listing.

03 · Findings

Eleven findings, ranked by consequence

Ranked by what each one could cost you or endanger — not by the order the documents happen to appear in. Every finding cites the page it came from so you can check it yourself.

1

Zinsco panel, knob-and-tube wiring, 100-amp service

The one finding that can stop a loan or an insurance binder.

Critical

The pre-listing inspection names the panel outright: This electric panel is made by a company called Zinsco. These were very early breaker designs. These panels were noted for design flaws and fires… I recommend these panels be upgraded.

Two pages later it lists the wiring method as Copper, Romex, Conduits, Knob and Tube and adds Some ungrounded circuits found. Service is 100 amps. Nobody has traced how much of the knob-and-tube is still live.

The seller's own work history records Replaced faulty breaker in electrical panel in October 2021. A replacement breaker in a Zinsco panel is the exact failure mode the inspector is warning about.

Where this comes fromI-Inspections, 05/04/2026, pp. 16–18 (Comments 5, 6, 7)
Work Performed SPQ Spreadsheet, Oct-2021 row
What to do

Two calls before you write the offer, both free: a licensed electrician for a written bid on the panel and the extent of the knob-and-tube, and your insurance broker to confirm they will bind a policy on a Zinsco-and-K&T house. Several carriers decline outright. Because this is a cash purchase there is no lender to catch it for you — and the same issue can surface again at the refinance, so get the binder in writing before you release the inspection contingency.

2

Popcorn ceilings removed in July with no test on record

A 1961 ceiling texture, flagged as suspect, then removed by a staging contractor.

Critical

On 4 May the inspector wrote: Ceiling texture could contain asbestos fibers. Lab testing is needed for a positive evaluation. He separately answered Possible Asbestos Observed? Duct insulation.

On 27 July the design firm's scope of work reads: Remove popcorn ceiling from downstairs bonus rooms and stairwell. The package contains no lab result, no abatement contractor, and no clearance.

The seller then answered No to TDS C.1, which asks about substances, materials, or products which may be an environmental hazard such as, but not limited to, asbestos… — signed 12 August, with the inspection that raised the question sitting in the same package.

The two rooms involved are the family room and the downstairs bedroom: the space that makes this a four-bedroom house.

Where this comes fromI-Inspections, 05/04/2026, p. 24 and p. 31 (Comment 17)
List of Work Performed — Marissa Designs, 07/27/2026, p. 1
Real Estate Transfer Disclosure Statement, 08/12/2026, item C.1
What to do

Ask in writing for any asbestos lab result and the license of whoever removed the texture. If neither exists, have an industrial hygienist sample settled dust in both downstairs rooms and the duct insulation before you remove contingencies. Treat this as a health question first and a money question second.

3

June 2024 flood downstairs, dried in place, now under new carpet

The surfaces you would inspect were covered three months ago.

High

SPQ 10.A is answered Yes: Water heater inlet hose ruptured; water leaked into both rooms and garage area June 2024. Carpet was removed, the area was dried June 2024. Carpet replaced July 2026. The vendor was a rooter company, not a remediation firm. No moisture mapping or clearance is documented.

In May 2026 a handyman was engaged to Install sheet rock to cover exposed foundation in rooms downstairs. The listing agent's own inspection confirms it: Sheetrock was installed on foundation walls.

And the home inspector, walking the same level, noted The majority of the perimeter stem walls were not visible due to interior coverings.

So: water sat in a below-main-level room, was dried by a plumber, the foundation walls were then boarded over, and new carpet went down last month. SPQ 10.B separately discloses mold — Black stains on bathroom ceilings — attributed to 20+ years ago.

Where this comes fromSeller Property Questionnaire, 08/12/2026, items 10.A and 10.B
Work Performed SPQ Spreadsheet, Jun-2024 and May-2026 rows
Agent Visual Inspection Disclosure, 08/05/2026, p. 2 (Family Room)
I-Inspections, 05/04/2026, p. 32 (Comment 18)
What to do

Put a moisture meter and a thermal camera on the lower-level walls and slab during your inspection week. Ask for the 24/7 Rooter invoice and any drying logs, and ask directly whether a mold clearance was performed before the drywall went up.

4

Bedroom window bars block egress — and Daly City says fix it

A life-safety item that is also a written municipal condition of resale.

High

The City's own 3R report, issued 21 July, states the requirement on page one: Property owners are required to ensure that at least one window in each bedroom has no security bars, or that existing security bars are releasable from the inside.

The inspector found the opposite: Note: Bars on the windows prevent egress from these windows. The listing agent confirms bars on the downstairs family room windows — the level with the fourth bedroom.

The same 3R page requires smoke and carbon monoxide alarms per code before resale. The inspector found smoke detectors Partial (missing in the left rear bedroom).

The seller's TDS section D certifies smoke detectors and water-heater strapping at close of escrow. It says nothing about the bars.

Where this comes from3R Report, City of Daly City, issued 07/21/2026, p. 1
I-Inspections, 05/04/2026, p. 14 (Comment 4) and p. 18
Agent Visual Inspection Disclosure, 08/05/2026, p. 2
Real Estate Transfer Disclosure Statement, section D
What to do

Write 3R compliance into the contract as a condition of closing — releasable bars on every bedroom window and alarms in every required location — rather than accepting a verbal assurance. It is the seller's obligation today and yours the morning after you close.

5

Three square footages, and no insurance behind any of them

The number in the MLS is the largest of three the seller discloses.

High

Coldwell Banker's own Square Footage & Lot Size Disclosure lays all three out in one table: County Assessor 1,320 sf, Aerial Canvas floor plan 1,787 sf, appraisal diagram 1,903 sf. The MLS advertises 1,900 sf with the source listed only as Other.

Read the appraisal sketch and it reconciles cleanly: 1,325 sf main level plus 578 sf on the lower level, which the sketch labels First Floor rather than a basement. The assessor's 1,170 sf unfinished basement is that same 578 sf plus the 603 sf garage — the roll was simply never updated after the rooms were legalized in 1994.

The title policy will not stand behind the figure either. WFG's preliminary report excludes from coverage any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

Where this comes fromCB Square Footage & Lot Size Advisory and Disclosure, 08/12/2026
Appraisal Sketch — Real Estate Appraisal Professionals
WFG Preliminary Report 26-185336, Exclusions from Coverage
What to do

The pricing consequence is worked through in the CMA. For this brief the action is narrower: on a cash purchase the square footage does not gate the purchase, but it does set the cash-out refinance, which is taken on the appraiser's value rather than the price paid. Hand the appraiser the sketch and the 1994 finaled permit, and expect a full appraisal — a property inspection waiver is not permitted on this programme.

6

The SPQ denies the easement the TDS discloses — twice

Both forms signed the same day by the same four trustees.

Medium

TDS item C.3 is checked Yes and explained: Utility easement 6 feet behind back fence.

SPQ 12.A — Surveys, easements, encroachments or boundary disputes — is checked No. SPQ 15.E — Any encroachments, easements, boundary disputes, or similar matters — is also checked No.

The easement is real. WFG's Exception 2 records it, the plotted-easement exhibit shades it across the entire rear boundary, the listing agent notes Utility lines run across the rear of the property, and you can see the lines in the listing photographs.

This is a paperwork failure rather than a concealment — but it matters practically. A utility easement running the full width of a 33-foot lot constrains where an addition or an ADU could ever go, and expanding is the obvious long-term play on this house.

Where this comes fromReal Estate Transfer Disclosure Statement, 08/12/2026, item C.3
Seller Property Questionnaire, 08/12/2026, items 12.A and 15.E
WFG Preliminary Report, Exception 2; Plotted Easement exhibit, 07/23/2026
What to do

Request a corrected SPQ. Before you price in any ADU or addition upside, confirm the easement width and check it against Daly City's rear-yard setback.

7

A 1962 right-of-way the title company cannot locate

An exception that will stay on your owner's policy unless someone removes it.

Medium

WFG Exception 3 lists An easement for Right of way… recorded on January 10, 1962, as Instrument No. 30689U, Volume 4126, Page 389.

The plotted-easement exhibit's legend is blunt about it: Said Easement is not specifically delineated and is un-locatable. A blanket easement of unknown position across the parcel.

The underlying 1962 instrument is in the package as pages 2–4 of the Title Documents attachment, but those pages are image-only scans.

Where this comes fromWFG Preliminary Report 26-185336, Exception 3
Plotted Easement exhibit, legend
Title Documents (package item 31), pp. 2–4
What to do

Ask your title officer whether WFG will delete the exception or endorse over it, and have someone actually read the 1962 instrument before you approve the prelim.

8

A rezoning notice in the package, and “No” on the form

Something within 300 feet was proposed for redesignation in 2024.

Medium

SPQ 17.A asks about ongoing or contemplated… change in zoning or general plan that applies to or could affect the Property. Answered No. SPQ 15.C, covering government hearings affecting the Property or neighborhood, is also No.

Package document 19 is a City of Daly City Planning Commission Public Hearing Notice dated 3 September 2024, for General Plan Amendment GPA-8-24-16606 and Zone Change ZC-8-24-16607.

The notice explains why the owner received it: If you are receiving this notice, you may own property within 300 feet of the boundaries of a property being redesignated or rezoned… or may own property for which the development regulations are proposed to change. The subject is R-1; the notice specifically flags changes to R-3 Multiple Family and Commercial–Mixed Use districts.

The reverse of the notice — the map showing which parcels — is an image-only page.

Where this comes fromSeller Property Questionnaire, 08/12/2026, items 15.C and 17.A
Public Hearing Notice, City of Daly City, 09/03/2024 (package item 19)
What to do

Call the Daly City Planning Division at (650) 991-8158 and ask which parcel triggered the notice and what the Council ultimately adopted. Twenty minutes, and it either closes the question or changes how you feel about the street.

9

Lead paint: pre-1978 house, heavy sanding, question left blank

The follow-up about EPA compliance was never answered.

Medium

SPQ 7.E confirms the house was built before 1978 — Yes. 7.E(1), asking whether renovations involving sanding, cutting, demolition of lead-based paint surfaces were started or completed, is answered No. 7.E(2), the EPA Renovation Rule question, is left blank.

The July scope of work in the same package describes: all prep work necessary, fix all cracks in ceilings and walls, All wall paneling primed and painted, Removal of all wallpaper, sand entire area, and Hardwood found under tile in entry/hallway; removal of tile, cement, and any debris before sanding.

In a 1961 house that is sanding and demolition of painted surfaces, whatever the form says.

Where this comes fromSeller Property Questionnaire, 08/12/2026, item 7.E
List of Work Performed — Marissa Designs, 07/27/2026
Lead-Based Paint Disclosure (package item 37)
What to do

Same request as the asbestos item, and it can go in the same email: did any contractor on the July work hold EPA RRP certification, and is there a lead test for the surfaces that were sanded?

10

Mechanicals are at or past their service life

Nothing broken. Everything old, and nothing set aside for it.

Lower

Water heater manufactured 2007, replaced October 2008 per the seller's history — 18 years old against a typical 10–12 year life. Furnace replaced October 2005, 21 years old; the inspector calls it an older system on standard efficiency. No air conditioning. Roof is 2014 asphalt shingle and has plenty of life left.

The listing agent flags Windows may be fogged in some areas in both the living and dining rooms — failed dual-pane seals. Six upper windows date to 1993 and three lower ones to 2008.

The inspector found The base of the front entry staircase support post shows significant corrosion. Evaluation and repair by a licensed professional is recommended.

Parking is a one-car tandem garage, on a street where the seller's own disclosure says street parking or lack of is challenging. Every closed comparable in the tract had a two-car garage.

Where this comes fromI-Inspections, 05/04/2026, pp. 13, 21, 24
Agent Visual Inspection Disclosure, 08/05/2026, p. 2
TDS item C.11; Work Performed SPQ Spreadsheet
What to do

Fold these into one general contractor walk-through in your first week rather than chasing them individually. They are budget items, not deal items.

11

Nine of eleven inspection items were never closed out

The refresh was cosmetic. The punch list mostly still stands.

Lower

The inspection summary lists eleven items under Needs Attention. The package contains receipts for two — water-heater strapping and the refrigerator water line — plus a bathtub overflow repair by Buri Buri Plumbing in the work history.

Still open on paper: the patio trip hazard, the corroded staircase post, the 220V oven breaker paddles that should be tied together, the disposal and dishwasher breakers sharing an energized box under the sink, a corroded check valve at the water heater, a broken fitting at the bathtub drain, the T&P relief valve discharge line, the missing gas-to-water electrical bond, and the ceiling texture testing.

The pest report's single Section I item — fungus damage at the garage door trim, quoted at $300 — shows no completion notice.

Where this comes fromI-Inspections, 05/04/2026, pp. 35–36 (Report Summary)
JK Termite Control report #18421, 05/15/2026, item 3A
Receipts, package items 16 and 17
What to do

Ask which of the eleven have been done and for receipts. The two electrical breaker items are cheap and worth insisting on; they fold into the panel work anyway.

04 · What is genuinely clean

The parts of this file that are better than average

A review that only lists problems is not a review. Several things about this house are materially better than what we saw at Valerian Way or Lastreto Avenue.

Title is unusually clean

Fee estate, and WFG's search did not disclose any open deeds of trust of record. The house is owned free and clear, so there is no lender payoff to coordinate. Two easement exceptions and taxes, and that is the whole of Schedule B. No HOA, no CC&Rs, no PACE lien, no private transfer fee, no Mello-Roos, no bonds on the tax bill.

Every natural hazard answer is No

Not in a FEMA special flood hazard area. Not in a dam inundation zone. Not in a high or very high fire hazard severity zone. Not in a wildland area. Not in an earthquake fault zone. Not in a seismic hazard zone for landslide or liquefaction. For a Bay Area property that is about as good as an NHD gets — and it means the three fire-hardening documents in the package are brokerage boilerplate the NHD itself contradicts.

The rooms downstairs are permitted and finaled

Daly City permit 00016619, issued 13 October 1993 as a Voluntary Inspection, described as ROOMS DOWN: FAMILY BEDROOM AND BEDROOM IN LOWER LEVEL, with the Rooms Added box checked — Finaled 31 January 1994. The seller's history says those rooms went in during the early-to-mid 1970s; the family put them through the City's voluntary programme twenty years later and got them signed off. In a city where unpermitted rooms down are the classic defect, this is the best single fact in the package.

Permit history is complete, and everything is Finaled

Windows 1993 and 2008, roof 1995 and 2014, kitchen 1999, garage door opener 2012. Not one expired, admin-closed, or open permit on the 3R.

The pest report is nearly empty

One Section I item, $300, at the bottom of the garage door trim. No termites, no subterranean activity, no structural pest damage. On a 65-year-old stucco house in the fog belt that is a genuinely good result.

The structure reads sound

No settling, slippage or soil movement disclosed and none observed. Framework anchored to the foundation, no cripple walls, no unreinforced masonry, wood trusses in good condition, adequate attic insulation, no evidence of roof leaks.

The seller documented far more than they had to

Forty-nine documents, including a pre-listing home inspection, a pest report, the 3R, the prelim, the NHD, a plotted easement exhibit, an appraisal sketch, two floor plans, a written square-footage disclosure listing all three numbers side by side, a three-page itemised work history reaching back to the 1970s, and vendor receipts. The contradictions above are sloppiness on a long form, not a thin package.

05 · Repair budget

$35,000 to $124,100, and only $300 of it is quoted

The spread is enormous because the two biggest line items depend on answers nobody has yet: how much knob-and-tube is live, and whether the ceiling texture contained asbestos. That spread is the argument for inspecting in week one.

ItemBasisLow High
Pest Section I, item 3A — fungus at garage door trim quoted $300$300
Electrical panel replacement, Zinsco to modern, permitted estimated $4,500$9,000
Knob-and-tube abatement / partial rewire estimated $12,000$40,000
Service upgrade 100A → 200A, if pursued estimated $4,000$8,000
Asbestos testing, and abatement if positive estimated $1,500$12,000
Water heater replacement (2007 unit) estimated $2,200$3,800
Furnace replacement (2005 unit) estimated $6,000$12,000
Fogged dual-pane sash replacement estimated $1,500$6,000
3R compliance — egress bars, alarms (seller obligation) estimated $500$2,000
Remaining inspection punch list estimated $2,500$6,000
Sewer lateral, if replacement is needed estimated $0$25,000
Total $35,000$124,100
 Only the pest item is a vendor quote (JK Termite Control report #18421, 15 May 2026). Everything else is a planning estimate for Bay Area labour in 2026 and should be replaced with real bids during your contingency period.

A realistic working number

If the knob-and-tube turns out to be limited and the asbestos test comes back negative, plan on $25,000 to $40,000 over the first two years. If both go the other way, it is a $90,000 to $120,000 house. You will know which within about a week of opening escrow, which is precisely why the inspection contingency is worth keeping.

06 · What is missing

Nine gaps in an otherwise thorough package

07 · Contingency plan, in order

What to do and when

  1. Before you offer — two free phone calls. Your insurance broker, on whether they will bind a policy on a house with a Zinsco panel and knob-and-tube wiring. And Daly City Planning at (650) 991-8158, on what the September 2024 rezoning notice was about. Either answer could change your number.
  2. Send the written questions in section 8 to the listing agent with your offer, or before it. Several can be answered in a sentence, and how they are answered tells you something too.
  3. Days 1–5 of escrow. Licensed electrician for a written bid on the panel and the extent of the knob-and-tube. Industrial hygienist for asbestos and lead clearance in the two downstairs rooms and the duct insulation. Sewer lateral camera. Moisture meter and thermal scan of the lower-level walls and slab.
  4. Days 5–10. General contractor walk-through to convert the inspection punch list into one number. Line up the refinance appraisal now — it is taken on the appraiser’s value, not the price paid, so how the 578 sq ft downstairs is treated decides how much of the cash comes back out.
  5. Before releasing contingencies. Written insurance binder in hand. 3R compliance items — releasable bedroom window bars, smoke and CO alarms — written into the contract as conditions of closing.
08 · Questions to send

Ten questions for the listing agent, in writing

Ask in writing and keep the reply. If any of these come back vague, that is itself information — and it belongs in your decision.

09 · Sources and caveat

What was read, and what that is worth

This brief is based on the complete 49-document disclosure package delivered through Disclosures.io on 14 August 2026, comprising roughly 337 pages. Every document was read. Checkbox forms — the TDS, the SPQ, the Agent Visual Inspection Disclosure, the square-footage disclosure and the lead-based paint disclosure — were read from rendered page images rather than extracted text, because on DocuSign-generated C.A.R. forms the marks and the questions live in separate layers and text extraction cannot reliably tell a Yes from a No.

Public-record facts were cross-checked independently: permit history against the City of Daly City 3R report of 21 July 2026, title against the WFG National Title preliminary report of 24 June 2026, and assessor data against the Cotality Realist report.

What this is not

This is a broker’s reading of the seller’s paperwork. It is not a home inspection, a pest inspection, a title opinion, or legal advice, and it cannot find anything the documents do not disclose. Its whole purpose is to tell you where to point your own professionals. Every cost figure is an estimate unless explicitly marked as quoted.