Thinking about listing your Pasadena home? The fastest way to protect your price and timeline is to handle inspections and city requirements before you hit the market. You want a smooth escrow, fewer surprises, and confident buyers. This guide gives you a clear checklist for Pasadena’s presale rules, the right inspections, and the documents buyers expect. Let’s dive in.
Pasadena presale requirement: start here
Pasadena requires a presale clearance before close of escrow for most single-family homes, condos, townhomes, and duplexes. You must obtain either a Presale Certificate of Completion or a Presale Certificate of Inspection from the City. The program outlines eligibility for self-certification and when a City inspection is required. Review the City’s Presale Self‑Certification Program to confirm your path and fees.
- Learn the program steps and eligibility on the City’s page for the Presale Self‑Certification Program: City of Pasadena presale program.
- Apply and track status through the City’s online portal: Pasadena Presale Certificate portal.
Who must self‑certify or get inspected
If your property has open code cases, unpermitted additions over 120 square feet, or square footage that exceeds county records by 10 percent or more, you are not eligible for self‑certification. In those cases, schedule a City inspection as part of your presale process.
If deficiencies are found
You can correct issues before closing or use the City’s Transfer of Responsibility process so the buyer addresses specified items after close. Confirm the appropriate option with the City as part of your application.
Core inspections sellers order
A strong pre‑listing package helps you set expectations and reduce renegotiation. Here are the inspections Pasadena sellers commonly complete before listing.
General home inspection
A licensed inspector reviews visible systems and structure, including roof, plumbing, electrical, HVAC, foundation, and drainage. This gives you a prioritized list of repairs and a report to share with buyers. Typical fees are often in the low to mid hundreds of dollars depending on size and scope.
Termite and WDO report
Wood‑destroying organism inspections document active infestations, damage, and conditions that can lead to infestation. If a WDO report or certification is required by the contract or a lender, California Civil Code requires the seller to deliver the report to the buyer before transfer. Review the statute here: Civil Code Section 1099.
Sewer camera scope
Many older Pasadena homes can have root intrusion or aging sewer laterals. A sewer scope provides a video and written report so you can repair proactively or disclose with estimates. Costs vary by access and length. See typical ranges in this guide to sewer camera inspection costs.
Targeted system checks
Depending on your home, consider a roof evaluation, HVAC service check, chimney inspection, pool and spa assessment, or a structural engineer review if you see significant cracks or settlement. These focused reports help you address buyer and lender questions early.
Environmental and specialized tests
For homes built before 1978, federal and state rules require specific lead-based paint disclosure and an EPA pamphlet. Learn what must be disclosed from the California Department of Public Health: lead disclosure for real estate.
Your step‑by‑step seller timeline
Use this practical sequence to prepare for market.
4–6 weeks before listing
- Meet your agent to plan pricing and prep. Decide which inspections to order now.
- Gather records: building permits, past inspection reports, repair receipts, warranties, appliance manuals.
- If you have prior inspection reports, material findings must be disclosed to buyers. See guidance on sharing prior reports: disclosing prior inspections in California.
2–4 weeks before listing
- Order your general home inspection and termite/WDO inspection.
- Schedule a sewer scope if your home is older or has slow drains or backups. Ask for the video and a written summary with repair estimates.
- Consider targeted checks for roof, HVAC, chimney, pool, or structure.
Address findings and plan disclosures
- Prioritize safety and lender‑critical items first, such as electrical hazards, active termite infestation, major leaks, or structural concerns.
- Repair what makes sense. For items you will not fix, prepare accurate disclosures and obtain written estimates to share with buyers.
Complete city and HOA steps early
- Apply for your Pasadena Presale Certificate and follow the City’s process: presale program overview and online portal.
- If in an HOA, order the resale package early. California’s Davis‑Stirling law outlines required HOA documents and timelines. Learn more about HOA resale documents here: Davis‑Stirling resources.
Documents to prepare for buyers
Having a complete, well‑organized packet builds trust and keeps escrow on schedule.
- Transfer Disclosure Statement. California sellers must disclose known material facts. See background on the TDS framework: property disclosures explained.
- Natural Hazard Disclosure Statement and report, if applicable.
- Termite/WDO inspection report and any completion or certification notices when required by contract or lender. See Civil Code Section 1099.
- Pasadena Presale Certificate of Completion or Certificate of Inspection, plus any Transfer of Responsibility paperwork: City presale program.
- HOA resale package if applicable: CC&Rs, bylaws, budget and financials, resale certificate. See Davis‑Stirling resources.
- Lead‑based paint disclosure for pre‑1978 homes: CDPH guidance.
- Smoke alarm, carbon monoxide, and water heater compliance statement. Read an overview of device compliance requirements here: smoke and CO device compliance.
- Permit history, final inspections, repair invoices, warranties, and service records.
Choosing qualified inspectors
Select licensed professionals and ask for sample reports, turnaround times, and proof of insurance.
- Home inspectors: membership in recognized associations can signal standardized practice and reporting.
- Termite/WDO: use a California‑registered structural pest control company that issues state‑standardized reports.
- Sewer scope: look for NASSCO or PACP‑trained operators for consistent coding and usable video deliverables. Here is a primer on sewer line inspection and standards: sewer line inspection overview.
Costs and scheduling at a glance
- General home inspection: often a few hundred dollars depending on size and scope.
- Termite/WDO: some firms offer free initial checks, while full reports and certifications carry fees.
- Sewer camera inspection: costs vary by access and length. See typical ranges in this sewer camera cost guide.
- Pasadena presale program fees: confirm current amounts on the City’s presale page.
Common pitfalls to avoid
- Forgetting Pasadena’s presale requirement. Start the application early to avoid closing delays.
- Withholding material facts or prior inspection findings. California sellers must disclose known material information and prior report findings in their possession. Review guidance on disclosing prior inspections.
- Ignoring unpermitted work. Unpermitted additions over 120 square feet or similar ineligibility can force a City inspection. Plan accordingly through the City’s presale process.
A thoughtful pre‑listing inspection plan does more than satisfy rules. It gives buyers confidence, supports your pricing, and keeps negotiations focused. If you want a calm, well‑documented sale, start with this checklist and the City’s presale steps.
Ready to build a tailored plan for your home? Reach out to Gus Ruelas for a discreet, results‑focused strategy and white‑glove execution in Pasadena and the San Gabriel Valley.
FAQs
What is Pasadena’s presale program and how it works
- Pasadena requires a Presale Certificate of Completion or Inspection before closing; start on the City’s presale page and apply through the online portal.
Do I need a termite report before listing in Pasadena
- While not required in every sale, lenders or contracts often call for WDO reports; when required, sellers must deliver the report to buyers under Civil Code Section 1099.
Should I order a sewer scope for an older Pasadena home
- Yes, it is often helpful because older laterals can have root intrusion or deterioration; a video report lets you repair or disclose with estimates.
What documents should a Pasadena condo seller prepare
- In addition to standard disclosures, order the HOA resale package early, including CC&Rs, bylaws, financials, and the association’s resale certificate.
What safety devices must California sellers confirm at sale
- Provide a written statement of compliance for smoke alarms and carbon monoxide devices, and include water heater compliance in your documentation.
