What Documents Do You Need to Sell Your House in California?

What documents do you need to sell your house in California?

Before listing, gather your deed or vesting information, mortgage and HELOC statements, HOA documents, permits, repair records, warranties, and past inspection reports. During escrow, California sellers complete core disclosures, including the Transfer Disclosure Statement (TDS), Seller Property Questionnaire (SPQ), and a Natural Hazard Disclosure (NHD) report, plus a lead-based paint disclosure for homes built before 1978. Having everything ready up front speeds up escrow and reduces renegotiation.

By Reza Lashkari | November 01, 2026 | 4 Minute Read

Sellers who prepare paperwork early usually have smoother, faster escrows.

What Should You Gather Before Listing?

Ownership and loans

• Grant deed or how title is held, especially if the home is in a trust
• Mortgage, HELOC, and any other loan statements for payoff requests
• Property tax bills

HOA

• CC&Rs, bylaws, and rules
• Current budget and reserve study
• Recent meeting minutes
• HOA management contact for the resale package
• Lake Mission Viejo Association information, if your home has lake rights

Home history

• Permits and final sign-offs for remodels, additions, and ADUs
• Receipts for major repairs and upgrades
• Appliance, roof, and system warranties
• Solar contract, if leased or financed

Reports

• Past home, termite, roof, or sewer inspections
• Any pre-listing inspection. Here's whether a pre-listing inspection is worth it.

What Disclosures Does California Require?

• Transfer Disclosure Statement (TDS): the condition of the home and known issues.
• Seller Property Questionnaire (SPQ): additional questions about repairs, insurance claims, neighborhood noise, and more.
• Natural Hazard Disclosure (NHD): flood, fire, and earthquake zones, usually ordered through a third-party company.
• Lead-based paint disclosure: for homes built before 1978.
• Smoke and carbon monoxide detector and water heater bracing compliance
• Mello-Roos and special assessment disclosures, if applicable

The rule of thumb: when in doubt, disclose. Undisclosed issues are a leading cause of disputes after closing.

What Comes Up During Escrow?

• Payoff demands requested by escrow from your lenders
• HOA resale package, ordered from the management company
• Preliminary title report showing liens and vesting
• Termite report, if negotiated
• Repair receipts, if you agreed to make repairs

What If the Home Is in a Trust or Estate?

Have the trust document, death certificate if applicable, and trustee information ready. Title and escrow will need them early.

How Does Paperwork Affect Your Net?

Missing permits, unexpected liens, or surprise HOA issues can delay escrow or lead to credits. Here's what it costs to sell a home in Orange County. If you're moving out of state, also see how to sell your home when you leave California, including withholding forms.

A Seller Document Checklist You Can Use

Here's a checklist to work through before you list:

Starting with this list one to two weeks before you list makes escrow much smoother.

What About Leased or Financed Solar?

If your solar panels are leased or financed, the buyer will need to assume the lease or you'll need to pay it off. The solar company has its own transfer process and paperwork, which can take a few weeks. Start early and share the contract terms with buyers up front.

What If You Can't Find Permits?

If you made improvements without permits, or you're not sure past owners got them, talk to your agent before listing. Options include disclosing the work, obtaining permits after the fact, or pricing the home to reflect the risk. What you shouldn't do is hide it.

How Does Good Paperwork Help Your Sale?

Organized documents signal a well-cared-for home. Buyers who see permits, service records, and warranties often feel more confident, which can mean fewer repair requests and a smoother escrow. It's one of the easiest ways to protect your price.

Frequently Asked Questions

What disclosures are required when selling a house in California?

The core ones include the TDS, SPQ, and NHD report, plus lead-based paint for pre-1978 homes and other forms depending on the property.

Do I need my deed to sell my house?

You don't need the original, but escrow and title need to confirm how title is held. A copy or the vesting information is helpful.

Who orders the natural hazard report?

Usually the listing agent or escrow orders it from a third-party company, and the seller pays.

What happens if I forget to disclose something?

You can be liable if a buyer later discovers a known issue that wasn't disclosed. Disclose anything you know that could affect value or desirability.

How long does it take to gather everything?

One to two weeks for most homes. HOA documents and permit records can take longer, so start early.

Ready to Get Organized?

I give every seller a document checklist and help collect what's needed before we list, so escrow goes smoothly. If you need to buy before you sell, our Door to Door Program lets you make your next offer as a true cash buyer.

About Reza Lashkari

Reza Lashkari is the Team Leader of L&L Homes Team at Real Broker, with 13+ years of experience helping buyers and sellers across Orange County. A Mission Viejo resident and longtime local youth sports coach, Reza guides families through every step of buying, selling, and relocating — whether they're moving up, downsizing, or moving across the country. CA DRE #02195314.

CA DRE #02195314 | Broker DRE #02022092 | 949-826-8100 | reza@llhomesteam.com

This article is for general information only and is not legal, tax, insurance, or financial advice. Rates, limits, fees, tax rules, and program eligibility change frequently and vary by situation. Figures above are illustrations, not quotes. Consult your lender, insurance agent, tax professional, or attorney about your situation. Reza Lashkari, CA DRE #02195314, L&L Homes Team at Real Broker (Broker DRE #02022092). Equal Housing Opportunity.