Seller’s Vacant Land Advisory(C.A.R. Form SVLA) with detailed explanations

🔹 GENERAL PURPOSE & UNDERSTANDING

  1. What is the Seller’s Vacant Land Advisory (SVLA) used for?

Explanation:
The SVLA is a C.A.R. advisory form used in transactions involving vacant land. It educates and informs the seller about their responsibilities, potential liabilities, and unique issues related to selling land (not improved real property).

  1. Is the SVLA form mandatory?

Explanation:
No, it’s not required by law. However, many brokers require it as a best practice to ensure the seller understands the complexities of land sales, and to limit the broker’s liability.

  1. Who signs the SVLA form?

Explanation:
The seller signs to acknowledge receipt and understanding. The listing agent/broker also signs to confirm delivery and explanation of the advisory.

  1. When should the SVLA be provided and signed?

Explanation:
It should be signed at the time of listing, or at minimum before any offers are accepted, and included in the disclosure packet.

  1. Is this form only for raw land, or also for land with structures like barns?

Explanation:
It is primarily for vacant/unimproved land, but can also apply if the land has minor structures like barns or sheds and the primary value is in the land.

🔹 ZIPFORMS-SPECIFIC QUESTIONS

  1. Where do I find the SVLA form in ZipForms?

Explanation:
In ZipForms:

  • Go to “Add Forms”
  • Search “SVLA” or “Seller’s Vacant Land Advisory”
  • Make sure it’s the latest CAR version
  1. Can I add the SVLA to my ZipForms land listing template?

Explanation:
Yes. Use Transaction Templates to automatically include SVLA for all land transactions.

  1. Can I send the SVLA for e-signature through DigiSign or DocuSign?

Explanation:
Yes. Once added to a transaction, select it during your signature setup process and assign signature boxes accordingly.

  1. Should I keep a copy of the signed SVLA in my file for compliance?

Explanation:
Absolutely. Even though it’s not required by law, it protects the brokerage and shows the seller was properly advised.

🔹 LEGAL, DISCLOSURE & RISK QUESTIONS

  1. Why is the SVLA important for liability protection?

Explanation:
It outlines potential legal and environmental issues, ensuring the seller understands:

  • Zoning and land use restrictions
  • Soil contamination
  • Water rights
  • Access issues
  • Easements
  • Fire hazard zones
  • Permits, septic, and more
  1. What are the seller’s disclosure duties on vacant land?

Explanation:
Even if the land is unimproved, the seller must disclose known material facts, such as:

  • Legal disputes
  • Boundary issues
  • Environmental hazards
  • Non-permitted grading
  • Encroachments
  1. Does the seller need to provide an NHD (Natural Hazard Disclosure) for vacant land?

Explanation:
Yes. NHDs are required for all real property, including land, unless exempt under a specific provision (rare).

  1. Does SVLA replace the TDS (Transfer Disclosure Statement)?

Explanation:
No. For residential land, the seller may be exempt from TDS, but the SVLA is not a substitute. It’s an advisory, not a statutory disclosure.

  1. Can we use AVID on vacant land?

Explanation:
You can, but it’s optional. Since there is no dwelling to visually inspect, many brokers do not require an AVID, though some may ask the agent to walk the land and document observable conditions.

  1. Does the SVLA address utility availability or soil tests?

Explanation:
Yes. It advises the seller to disclose what they know about:

  • Electricity, water, sewer, septic systems
  • Soil conditions, grading, and erosion
  • Any prior tests or reports done
  1. What if the seller says they don’t know any of this?

Explanation:
They can indicate they lack knowledge, but the broker should document that the form was provided and discussed. If the seller claims ignorance, consider getting a seller waiver or representation of non-knowledge in writing.

  1. Can this be used for trust or estate sales of land?

Explanation:
Yes. Trustees or administrators should still sign the SVLA to show they’ve been advised—even if they’re exempt from TDS or other disclosures.

  1. Do buyers receive the SVLA too?

Explanation:
No. It’s a seller-side advisory only. Buyers may receive a Vacant Land Purchase Agreement (VLPA) with their own set of disclosures and advisories.

🔹 PRACTICAL BROKERAGE QUESTIONS

  1. Can I edit the SVLA form to add broker-specific notes?

Explanation:
No. Like all CAR forms, SVLA must be used as-is. You can include a separate broker addendum if needed for internal policies.

  1. Is the SVLA only for rural/agricultural land?

Explanation:
No. It applies to any type of vacant land:

  • Residential
  • Commercial
  • Agricultural
  • Industrial
    As long as there’s no dwelling on the land.
  1. Is it okay to skip the SVLA if the property is in escrow?

Explanation:
No. Even if you’re close to closing, you should still get the SVLA signed to reduce risk. It’s especially critical before offer acceptance.

  1. Can I explain this form to the seller without being accused of giving legal advice?

Explanation:
Yes, as long as you clarify you are not an attorney, and you’re simply presenting the advisory, not interpreting law. Always suggest the seller consult legal counsel for complex questions.

✅ BROKERAGE CHECKLIST FOR SVLA FORM

Task Required? Notes
Add SVLA to ZipForms package ✅ Use templates for land transactions
Seller to sign SVLA ✅ Even if they claim no knowledge
Broker/Agent to sign ✅ To confirm explanation and delivery
Include in disclosures packet ✅ Especially before accepting offers
Not provided to buyer ❌ Seller-only document

 

Disclaimer:
The questions and answers provided are for general guidance only and may not cover all details or apply to every situation. If anything is unclear or you need further clarification, please visit car.org for official resources and the most up-to-date information from the California Association of REALTORS®.

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