Frequently Asked Questions

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Before making an offer, get pre-approved for financing, research comparable sales to determine fair market value, and carefully review all seller disclosures including the Transfer Disclosure Statement (TDS) and Natural Hazard Disclosure (NHD). Your offer should include the purchase price, earnest money deposit (typically 1-3% of purchase price), financing terms, and contingencies to protect your interests.

Contingencies are conditions that must be met for the sale to proceed. Standard contingencies include financing (you can cancel if you don't get a loan), inspection (you can cancel or request repairs based on inspection findings), and appraisal (you can cancel if the property doesn't appraise for the purchase price). These protect your earnest money deposit if you need to cancel the purchase

The inspection period is typically 17 days in California, though this is negotiable. During this time, you should hire a licensed inspector to examine the property's condition. If serious issues are found, you can request repairs, ask for a price reduction, or cancel the contract and receive your deposit back.

Escrow is a neutral third party that holds your deposit and facilitates the transaction. During escrow (typically 30-45 days), the buyer completes inspections, secures financing, and the title company searches for any liens or ownership issues. Once all conditions are met, escrow disburses funds and records the deed transferring ownership.

California sellers must provide a Transfer Disclosure Statement (TDS) disclosing known material defects, a Natural Hazard Disclosure (NHD) about flood zones, fire hazards, and earthquake faults, and lead-based paint disclosure for pre-1978 properties. Failing to disclose known defects can result in liability even after the sale closes.

Yes, if you're still within a contingency period (inspection, financing, or appraisal). You can also cancel if the seller fails to meet contractual obligations or commits fraud. However, canceling outside of contingency periods typically means forfeiting your earnest money deposit unless you can prove the seller breached the contract.

Buyers typically pay 2-5% of the purchase price in closing costs. These include loan origination fees, appraisal fee, title insurance, escrow fees, recording fees, homeowners insurance, property taxes (prorated), and HOA transfer fees. Your lender must provide a Loan Estimate within 3 days of application and a Closing Disclosure at least 3 days before closing.

Title insurance protects against losses from title defects like unknown liens, ownership disputes, or forgery in the chain of title. Lenders require a lender's policy to protect their investment, but you should also purchase an owner's policy to protect yourself. Unlike other insurance, you pay once at closing and coverage lasts as long as you own the property.

Start by obtaining a professional survey to determine the actual property line. Review your deed, title report, and any easements. If the survey shows encroachment, you can negotiate with your neighbor for a boundary line agreement, purchase the disputed strip, or file a quiet title action. Many boundary disputes can be resolved through mediation.

An easement gives someone else the right to use part of your property for a specific purpose, like utility access or a shared driveway. Easements are typically recorded on the title and "run with the land," meaning they transfer to new owners. You still own the land but cannot interfere with the easement holder's rights.

California follows the "Massachusetts Rule" - you can trim branches and roots that cross onto your property, but you're responsible for any damage this causes to the tree. You may be able to recover damages if the tree itself is causing harm, but you generally cannot force your neighbor to remove a healthy tree. Document all damage with photos and consider mediation before litigation.

Review your CC&Rs (Covenants, Conditions, and Restrictions) and HOA bylaws to understand the rules and enforcement procedures. Attend HOA meetings and raise concerns. If the HOA is violating its own rules or state law, you can request dispute resolution, file a complaint with the Department of Real Estate, or sue the HOA. Keep detailed records of all communications.

A quiet title action is a lawsuit to establish ownership and remove clouds on title like disputed liens, boundary issues, or inheritance disputes. You'll need to file a complaint, serve all parties with an interest in the property, and prove your ownership in court. These cases are complex and require an attorney.

This depends on your project and local zoning ordinances. Common approvals include: zoning permits for allowed uses, conditional use permits (CUPs) for special uses, variances for deviating from zoning requirements, design review approval, and subdivision map approval for dividing land. Each requires appearing before planning commissions or zoning boards.

The California Environmental Quality Act (CEQA) requires environmental review for projects that could significantly impact the environment. Depending on your project, you may need to prepare an Initial Study, Negative Declaration, or full Environmental Impact Report (EIR). CEQA compliance can add significant time and cost to development projects.

Yes. The California Subdivision Map Act requires approval before dividing land into separate parcels for sale or development. You'll need to file either a parcel map (for 4 or fewer parcels) or subdivision map (for 5 or more) with the local planning department. The process includes environmental review, public hearings, and infrastructure requirements.

First, notify your landlord in writing about needed repairs and keep a copy. Give reasonable time for repairs (typically 30 days for non-emergencies). If repairs aren't made, options include: repair and deduct (pay for repairs yourself and deduct from rent, up to one month's rent), withhold rent (but continue paying into escrow), report to code enforcement, or move out if the unit is uninhabitable. Consult an attorney before taking these steps.

Take photos at move-in and move-out, request a move-in inspection to document existing damage, clean thoroughly before moving out, and provide your forwarding address in writing. Your landlord has 21 days to return your deposit or provide an itemized statement of deductions. If they don't comply, you can send a demand letter or file in small claims court.

No. Your landlord must give you 24 hours' written notice before entering, stating the reason and approximate time. Valid reasons include making repairs, showing the unit to prospective tenants or buyers, and emergencies. Entry should occur during normal business hours unless you agree otherwise.

If you've lived in the property for over 12 months and it's covered by AB 1482, your landlord needs "just cause" to evict you. No-fault evictions (like owner move-in or substantial remodeling) may require your landlord to pay relocation assistance. Your landlord must give proper notice - typically 30 days if you've lived there under a year, 60 days if over a year, or 90 days for Section 8 tenants.

Don't ignore it. The notice will state the reason and deadline to move or cure the violation. If you disagree with the eviction or need more time, consult an attorney immediately. If your landlord files an unlawful detainer lawsuit, you have only 5 days to respond. Legal aid organizations and tenant rights groups can help.

If you've lived in the property for over 12 months and it's covered by AB 1482, your landlord needs "just cause" to evict you. No-fault evictions (like owner move-in or substantial remodeling) may require your landlord to pay relocation assistance. Your landlord must give proper notice - typically 30 days if you've lived there under a year, 60 days if over a year, or 90 days for Section 8 tenants.

If your landlord doesn't return your deposit or provide an itemized statement within 21 days, send a written demand letter. If that doesn't work, you can file in small claims court for up to $10,000. If your landlord acted in bad faith, you may recover up to twice the deposit amount plus court costs and attorney's fees.