Property Nerd Lab
Older-Home Sale Planner (California)
Tell the planner when the house was built, a few facts about it and where it is. The list below fills in with the disclosures, certificates and taxes our guides found for that kind of sale, each with a link to the full guide.
This view shows every item. The line above each one says when it applies.
On most sales
Every single-family home sold
Smoke alarms
Since January 1, 1986, a single-family home that is sold must have an operable smoke alarm listed by the State Fire Marshal. The seller gives the buyer a written statement of compliance before title transfers, and the Transfer Disclosure Statement certifies working alarms as of the close of escrow.
Sale requirements for older homesEvery home with a water heater
Water heater bracing
Residential water heaters must be braced, anchored or strapped against falling in an earthquake. The seller certifies that in writing, for example on the Transfer Disclosure Statement.
Sale requirements for older homesMost home sales
Transfer Disclosure Statement
It asks whether the seller knows of additions, structural changes or repairs made without permits. A waiver of the disclosure rules is void, and selling "as is" doesn't remove the duty to disclose what you know.
Selling with unpermitted workMost home sales
Natural Hazard Disclosure
A state form showing whether the home is in any of six mapped areas: a FEMA flood zone, a dam inundation area, a high or very high fire hazard severity zone, a state wildland fire area, an earthquake fault zone or a seismic hazard zone. Some transfers, such as probate sales, are exempt.
The six hazard zones explainedEvery recorded sale
County transfer tax
The Alameda, San Mateo and Santa Clara county recorder pages give 55 cents per $500 of value, or $1.10 per $1,000: $1,100 on a $1,000,000 sale. We couldn't read the Contra Costa or Marin pages.
Bay Area transfer tax by cityCommon in California sales
Pest report
Section 1 lists active infestation or damage; Section 2 lists conditions likely to lead to it. Who pays for either is negotiated in the purchase contract. Ordering one before listing lets the seller decide which Section 1 items to complete.
Reading Section 1 and Section 2
Because of the year built
Pick when the house was built to add the items that depend on its age.
None of the year-based items in our guides applies to a house built after January 1, 1994.
Not sure, so all three year-based items show below. The county assessor's record lists a year built, a starting point you can check against the city's permit file; here's how to date a house.
Built before 1960
Earthquake guide and disclosure
For a house with one to four units of conventional light-frame construction, Government Code Section 8897.1 has the seller deliver the state's earthquake guide for homeowners and complete an earthquake hazards disclosure.
Sale requirements for older homesBuilt before 1978
Lead paint disclosure
Under the federal rule, the seller gives the buyer the EPA's lead hazard pamphlet, discloses known lead-based paint and hazards, shares available reports and includes a Lead Warning Statement. The buyer gets a 10-day inspection period, which can be changed in writing or waived. Signed disclosures are kept for three years.
Lead paint disclosure, step by stepBuilt on or before Jan. 1, 1994
Water-conserving fixtures
Noncompliant plumbing fixtures were to be replaced with water-conserving ones by January 1, 2017. The seller discloses that rule in writing and says whether noncompliant fixtures remain.
Sale requirements for older homes
Because of what you ticked
Tick anything above that fits the house to add items here.
Fuel-burning appliance, fireplace or attached garage
Carbon monoxide devices
Since July 1, 2011, an existing single-family home like this must have a State Fire Marshal-listed carbon monoxide device, sale or no sale. It isn't written as a condition of the sale, and the Transfer Disclosure Statement lists it among the items checked off. Cities may add their own rules, so ask your building department.
Sale requirements for older homesWork done without permits
Unpermitted work
Disclose what you know. Our guide covers three paths: disclose and sell as is, legalize the work with a permit, or remove or restore it. For a backyard unit, AB 2533 (2024) helps legalize unpermitted ADUs and junior ADUs built before January 1, 2020.
Selling with unpermitted workHow to check permit historyPermitted work before listing
Alarms and fixtures at sign-off
For a permit issued on or after January 1, 2014 for work over $1,000, the work can't be signed off until the required smoke alarms are State Fire Marshal-listed, and the building code's alarm retrofit rules apply before final inspection. In a house built on or before January 1, 1994, replacing noncompliant plumbing fixtures is a condition of final approval.
Sale requirements for older homesFire zone, built before 2010
Fire hardening notice
Civil Code Section 1102.6f adds a notice listing features such as single-pane or nontempered glass windows and, since July 1, 2025, a list of low-cost retrofits. State zone maps were updated in 2024 and 2025, so check the newest map and the zones your city or county adopted.
The six hazard zones explainedTitle held under 18 months
Quick resale disclosure
For offers accepted on or after July 1, 2024, Civil Code Section 1102.6h (AB 968) has the seller of a single-family home disclose additions, structural changes and other work done since taking title by a contractor the seller hired, name the contractor for jobs above a small dollar threshold, and give the buyer copies of any permits the seller obtained.
Selling with unpermitted work
Because of where it is
Pick where the house is to add local sewer, report and tax items.
Santa Clara County
Sewer lateral: no sale rule found
None of the sewer lateral sale rules our guide found applies in Santa Clara County. Ask your city's public works department or the sanitary district that serves your street whether a sale, a remodel or a water meter change triggers anything.
Sewer lateral rules at salePalo Alto
City transfer tax
$1.65 for each $500 of value, on top of the county tax. Unlike the county tax, Palo Alto's counts a loan that stays on the property.
Bay Area transfer tax by cityMountain View
City transfer tax
Since December 20, 2024 (Measure G): $1.65 per $500 on transfers of $6,000,000 or less, and $15.00 per $1,000 of the total on transfers over $6,000,000. The city's own example: $9,900 on a $3,000,000 sale.
Bay Area transfer tax by citySan Jose
City transfer tax
San Jose's Measure E tax applies to transfers over $2.3 million since July 1, 2025. The city page we read doesn't give rates, so ask the City of San Jose and the county Clerk-Recorder.
Bay Area transfer tax by cityOther Santa Clara County cities
City transfer tax
The county recorder's page lists a city conveyance tax in San Jose, Palo Alto and Mountain View. Confirm your city with the recorder before you estimate.
Bay Area transfer tax by cityCity of San Mateo
City transfer tax
One-half of one percent of the value for a transfer under $10 million (one and one-half percent at $10 million or more), on top of the county tax. The city's code counts certain secured debts as part of the value.
Bay Area transfer tax by cityYour area
Sewer lateral: ask your agency
Our guide didn't cover a sale rule for this area. Ask your city or the sanitary district that serves your street whether a sale, a remodel or a water meter change triggers a test or certificate.
Sewer lateral rules at saleBurlingame
Sewer lateral test
When property with buildings more than 25 years old changes hands, the lateral must pass a city-witnessed water or air test, and any repair must be approved before title transfers. Video isn't accepted. A passing test excuses retesting for 10 years, or 25 if the piping was replaced to a new cleanout.
Sewer lateral rules at saleWest Bay Sanitary District
Sewer lateral: no sale trigger found
The district's regulations, revised October 14, 2026, have no sale trigger we found, though the district can require inspection and repair when a lateral needs excessive clearing.
Sewer lateral rules at saleSan Francisco
3R report
The city says owners or their agents must give the buyer a Report of Residential Building Record showing authorized use and permit history. It leaves out plumbing and electrical permits, and the city issues it in seven to ten business days.
Sale requirements for older homesSan Francisco
City transfer tax
Six tiers, each per $500 of value: $2.50 from over $100 to $250,000; $3.40 to under $1,000,000; $3.75 to under $5,000,000; $11.25 to under $10,000,000; $27.50 to under $25,000,000; $30.00 at $25,000,000 or more. A Transfer Tax Affidavit is required.
Bay Area transfer tax by cityEast Bay regional program
Sewer lateral certificate
A compliance certificate is required to close escrow. The lateral must pass a pressure test witnessed by an EBMUD inspector; video alone isn't enough. If work can't finish before closing, a Time Extension Certificate allows 180 days, with a fee and a $4,500 refundable deposit.
Sewer lateral rules at saleOakland
City transfer tax
Per $1,000 of value: $10.00 up to $300,000, $15.00 to $2,000,000, $17.50 to $5,000,000 and $25.00 above. Oakland's page says the seller and buyer are jointly and severally liable.
Bay Area transfer tax by cityBerkeley
Sewer lateral certificate
A certificate is needed before close of escrow, and the city advises getting it before listing. Video isn't accepted as proof. If work can't be done in time, a six-month extension is possible with a $4,500 deposit or a signed contract with a licensed plumbing contractor.
Sewer lateral rules at saleBerkeley
Energy score and upgrades
A single-family home or duplex needs a Home Energy Score report before listing. Since January 1, 2026, the seller also earns six upgrade credits per unit before closing, qualifies for a heat pump exemption, or defers the work to the buyer with a $5,000 deposit split $2,500 each.
Sale requirements for older homesBerkeley
City transfer tax
1.5% up to $1.7 million and 2.5% above. Measure W sets new tiers from January 1, 2027: 2.5% at $1.6 million or higher, 3% at $1.9 million and 3.5% at $3.0 million, with thresholds adjusted each year.
Bay Area transfer tax by cityEast Bay cities
City transfer tax
Per $1,000 of value: Alameda $12.00, Albany $15.00, Piedmont $13.00, El Cerrito $12, and Emeryville $12.00 under $1,000,000, $15.00 to $2,000,000 and $25.00 above. Albany and Piedmont had measures on the November 3, 2026 ballot, so check the certified results. We couldn't confirm Richmond's rate.
Bay Area transfer tax by cityLas Gallinas Valley Sanitary District
Sewer lateral report
Under Ordinance 180, the seller submits a CCTV lateral inspection report to the district before close of escrow. Replacement isn't required for these inspections, but illegal connections must be removed within 90 days.
Sewer lateral rules at saleRoss Valley Sanitary District
Sewer lateral certificate
A Certificate of Compliance when buying or selling: a video inspection and sewer permit, then a pressure test the district witnesses. Seller and buyer negotiate who gets it, and that party has 90 days from close of escrow.
Sewer lateral rules at saleSausalito
Building record and sewer certificate
Before a sale, the owner or agent gets a Residential Building Record Report showing authorized use, occupancy and zoning, and gives it to the buyer; the city asks for at least two weeks. The sanitary district also requires a lateral compliance certificate at a title transfer.
Sale requirements for older homesSewer lateral rules at saleMarin
Transfer tax: not confirmed
We couldn't read the Marin County recorder's page or confirm San Rafael's or Mill Valley's city rates. Ask the county recorder and your city's finance department.
Bay Area transfer tax by cityAnywhere else
City transfer tax: ask
Our guide lists only the cities whose rates it could confirm. A city left out may still have a tax, so ask the city's finance department or the county recorder.
Bay Area transfer tax by city
Rules change. These items come from our guides published November 4 and 6, 2026, which read state code and agency pages in November 2026; transfer tax rates were read on November 6, 2026. This is general information, not legal or tax advice. Confirm current rules with your city, county and sanitary district, and ask a real estate attorney how they apply to your sale.
What this planner can't do
It can't see your house, title report or zoning, and it only knows what our guides read. It doesn't cover every city or district, every exemption (probate, trust and other transfers can follow different rules) or who pays, which is usually set in the purchase contract. Your choices aren't saved or sent anywhere.
Questions about a specific house? Call or text the Boyenga Team at (408) 373-1660 or (650) 383-8606.