Here is a structured list of common questions real estate agents ask their brokers about the Square Footage and Lot Size Disclosure and Advisory form (C.A.R. Form SFLS) — with clear explanations for each:

🧾 Questions Agents Ask About the Square Footage and Lot Size Disclosure (SFLS Form)

Form Name: Square Footage and Lot Size Advisory and Disclosure
Issued By: California Association of REALTORS® (C.A.R.)
Purpose: To inform buyers and sellers that square footage and lot size are approximate and often derived from unreliable or inconsistent sources.

🔍 General Understanding

Q1. What is the SFLS form used for?
A: It advises buyers and sellers that square footage and lot size may differ across public records, MLS, appraisals, or past listings. It protects agents from liability by confirming they did not verify exact size measurements.

Q2. Is the SFLS form mandatory?
A: No, it’s not legally required — but it’s strongly recommended in residential transactions to reduce liability and ensure transparency, especially when square footage is a concern.

Q3. Who fills out the SFLS form — buyer’s agent, listing agent, or both?
A: Typically, the listing agent provides it to the buyer, and both the buyer and seller acknowledge it. However, both agents should understand its content and ensure their clients receive and sign it.

📏 Accuracy and Measurement Concerns

Q4. Can I rely on the MLS or county tax assessor’s square footage?
A: No. The SFLS form clarifies that these sources may be inconsistent or outdated. Agents should avoid making definitive representations based on them.

Q5. What should I say if the buyer asks whether the square footage listed is accurate?
A: You should refer them to the SFLS form and advise them to hire a licensed appraiser, architect, or surveyor to verify. Avoid giving your personal opinion.

Q6. What if my client insists the square footage is wrong?
A: Suggest they hire a professional to measure the property. Do not estimate or try to reconcile public record discrepancies yourself.

Q7. What if the seller gave me a different square footage than the tax record? Should I report both in the MLS?
A: Yes — if different sources give different figures, disclose all known numbers and their sources (e.g., “Per tax records: 1,400 sq ft; per appraisal: 1,520 sq ft”), and use the SFLS form to clarify.

⚖️ Legal and Liability Protection

Q8. Can I be sued for advertising the wrong square footage?
A: Yes — especially if a buyer later claims the home is smaller than advertised. The SFLS form helps protect agents by disclosing that square footage is approximate and recommending independent verification.

Q9. Should I still use the SFLS form even if no one is asking about size?
A: Yes. It provides preemptive protection against later claims. Many brokerages include it in every sale transaction by default.

Q10. Do I have to use this form for condos or vacant land?
A: While not required, it’s still useful. In condos, square footage often differs between interior vs. exterior measurements, and lot sizes can be ambiguous in large parcels. It’s a good practice to use the form regardless of property type.

Q11. How do I explain this form to my clients?
A: Let them know that size representations are often inconsistent between sources, and that neither you nor the seller are guaranteeing accuracy. Encourage them to independently verify if square footage is material to their decision.