Thinking about listing your San Francisco home and want a smoother sale? A smart pre-listing inspection can help you spot issues early, line up fixes on your timeline, and reduce renegotiations later. You want clarity, not surprises, when buyers start asking questions. This guide walks you through a practical, San Francisco-focused checklist, key local rules, timing tips, and what to include in your disclosure packet.
San Francisco Pre-Listing Inspection Checklist: What Sellers Need to Know
Why a Pre-Listing Inspection Matters
A pre-listing inspection is a proactive diagnostic. It helps you decide whether to repair, price accordingly, disclose, or offer credits. Buyers may still order their own inspections, but your upfront work builds trust and can shorten escrow. In San Francisco’s competitive market, clarity and preparation give you an edge.
Your San Francisco Pre-Listing Checklist
Structure and Seismic Basics
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Look for cracks, sloping floors, underfloor moisture, or signs of movement.
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Consider a structural engineer if anything looks significant.
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If you own a multi-unit wood-frame building, check whether the Mandatory Soft-Story Retrofit Program applies and confirm compliance. These records are public and often reviewed by buyers and lenders. Review the city’s retrofit program.
Roof and Exterior Envelope
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Check roof age, flashing, chimneys, and attic for leaks.
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Confirm gutters and downspouts drain properly.
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Inspect decks and balconies for sound railings and proper flashing.
Plumbing and Water Heater
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Run fixtures to check water pressure and drainage. Look for visible leaks.
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San Francisco requires a Water Conservation Inspection before close of escrow. This inspection checks whether fixtures like toilets and shower heads meet current low-flow standards. If they don’t, they must be replaced unless the buyer agrees to assume responsibility. Buyers may choose to do this in competitive offer situations or when purchasing a fixer, where replacing fixtures upfront would be unnecessary.
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Confirm your water heater is seismically braced, as required by California Health & Safety Code §19211.
Sewer Lateral and Drainage
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Ask about any history of backups or slow drains. If you suspect issues, consider a CCTV inspection.
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Sewer lateral rules vary across Bay Area districts. Some require inspection or certification at sale. Check with SF agencies and your local utility early.
Electrical Safety Check
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Review the main panel and visible wiring.
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Note older or obsolete systems and confirm GFCI protection where required.
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Knob & Tube Wiring: In today’s insurance landscape, it’s important to determine whether any knob and tube wiring remains in the home. If it does, obtaining a quote for its removal is a smart step, as many insurers are reluctant to cover homes with active knob and tube systems.
HVAC and Ventilation
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Check furnace or boiler operation and past service records.
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Address leaks, unusual noises, or airflow issues.
Pest Inspection
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For older homes or where lenders may ask, order a wood-destroying organism inspection from a licensed Branch-3 pest control company.
Environmental Hazards and Lead Compliance
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For pre-1978 homes, provide the federal lead hazard pamphlet and disclose known lead-based paint. Buyers typically have a 10-day window to test unless waived.
Smoke and Carbon Monoxide Alarms
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Ensure devices are installed and working per California requirements.
Permits and Unpermitted Work
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Pull your permit history early and resolve open permits where possible. A 3R Report is a required disclosure, which I include in the disclosure package and shows the permits that have pulled and if the work was completed.
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Use San Francisco’s Property Information Map to check records.
Energy, Water, and Local Certificates
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San Francisco requires water-efficiency compliance tied to property transfers. Check if a water conservation inspection or certificate applies before listing.
Required Disclosures Sellers Should Expect
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Natural Hazard Zones: Sellers must disclose earthquake fault zones, seismic hazard zones, flood zones, fire severity zones, and more.
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Soft-Story Retrofit Status: For multi-unit buildings, documentation is essential for buyers and lenders.
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Local Ordinances: San Francisco’s energy and water conservation ordinances, plus lead disclosure for older homes, are mandatory.
👉 For a deeper dive into legal obligations, see our post: What Legal Factors Affect Home Sales?
Timeline and Planning
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30–60 days before listing: Order general + Pest inspections, pull permit history, verify point-of-sale programs.
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3-4 weeks before listing: Get bids for priority repairs and schedule work as needed.
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At listing: Assemble reports, permits, receipts, and certificates for buyer agents.
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During escrow: Buyers may still inspect, but your documentation reduces surprises and renegotiation risk.
What to Include in Your Disclosure Packet
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General home inspection + specialist reports
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Pest Inspection and any treatment paperwork
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Permit records, receipts, warranties
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Water conservation or other local certificates
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Lead disclosure pamphlet (if applicable)
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A summary sheet listing recent repairs and upgrades
👉 For a full overview of disclosure requirements, visit San Francisco’s official disclosure guide or consult your agent.
Quick Action Checklist
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✅ Order a general home inspection
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✅ Order a Pest inspection if relevant
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✅ Pull permit history and resolve open items
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✅ Verify local point-of-sale program steps early
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✅ Confirm water heater seismic strapping
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✅ Test and install smoke + CO alarms
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✅ Gather documents for buyers in advance
Final Thoughts
A well-prepared listing builds buyer confidence and keeps your timeline on track. In San Francisco, that means checking permits, safety items, and local certificates before you go live.
If you want a single point of contact to coordinate inspections, disclosures, and pre-market prep, reach out for pre-listing concierge support. I'll create a tailored plan for your home, helping you decide what to repair and what to simply disclose.
FAQs
What is a pre-listing inspection and how does it help in San Francisco?
It’s a seller-ordered review of your home’s systems that helps you decide what to fix, disclose, or price around—avoiding last-minute surprises in escrow.
Do I need a sewer lateral inspection to sell in San Francisco?
It depends on the utility district. Some require inspection or certification at sale—check early.
Are smoke and CO alarms required before listing?
Yes. California requires working smoke and carbon monoxide alarms before sale.
How do I check my San Francisco permit history?
Use the Property Information Map to review permits and enforcement records.
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SEO Title: San Francisco Pre-Listing Inspection Guide for Home Sellers | Oliver Burgelman Real Estate
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Meta Description: Learn how a pre-listing inspection can help San Francisco sellers spot issues early, comply with local rules, and streamline negotiations. Includes checklist, disclosures, and timing tips.
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Keywords: San Francisco pre-listing inspection, seller disclosures, SF home inspection checklist, soft-story retrofit San Francisco, sewer lateral inspection SF, permit history San Francisco, selling a home in San Francisco
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Contact Info
Oliver Burgelman
📍 San Francisco · Marin Real Estate
📞 415.244.5846
