Getting ready to list your Old Orchard condo in Valencia? A smooth closing starts long before your first showing. With the right documents, inspections, and timing, you reduce surprises, shorten escrow, and keep your leverage. This step-by-step checklist is built for Old Orchard sellers so you know exactly what to order, when to order it, and how to keep your deal on track. Let’s dive in.
Why a pre-list checklist matters in Old Orchard
Old Orchard is a well-established Valencia condo community from the 1960s with common-area amenities like a pool and clubhouse. That means buyers will look closely at the HOA’s health, reserves, and any building-level maintenance plans. Getting ahead of HOA documents, safety compliance, and inspections helps you answer questions fast and protect your timeline.
Paperwork to order now
Order these items as soon as you decide to list. Delays here are a top reason escrows stall.
- HOA resale package with governing docs, budget and reserve study, financials, rules, rental limits, litigation disclosures, and minutes on request. California’s Davis‑Stirling rules detail what must be provided in condo resales. Review the required HOA resale documents list and order early.
- Delivery timeline and fees. Associations must provide requested documents within 10 days of a written request, and sellers typically pay reasonable fees. See the 10‑day delivery rule and fee guidance.
- HOA demand/estoppel and payoff figures for escrow. Title will need this to prepare closing statements. Learn what escrow needs on the association disclosures for escrow.
- Transfer Disclosure Statement (TDS). California Civil Code §1102 requires timely delivery of the TDS. Complete it accurately and deliver it as soon as practicable. Review the TDS statute overview.
- Natural Hazard Disclosure (NHD). California Civil Code §1103 requires disclosure of mapped hazards like flood, fire, and seismic zones. Most sellers order a third‑party NHD report early in escrow. See the standard NHD statement summary.
- Permits for past work. Gather building permits and finals for remodels, HVAC, water heater, or window replacements. Disclose unpermitted work on the TDS if applicable.
- WDO/termite reports and completion receipts if you have them. Southern California buyers and lenders commonly ask for this. Learn how WDO reports are used in sales from this overview of termite reports in California transactions.
- Recent repair receipts and warranties for big-ticket items like HVAC or water heaters.
Pre-list inspections that pay off
A few proactive checks can reduce repair requests and back-and-forth later.
General home inspection
A seller-paid inspection flags issues you can fix or disclose up front. This reduces surprise findings during the buyer’s contingency period and helps you price with confidence.
Termite and wood-destroying organism (WDO) inspection
Not required for every sale, but common in Southern California. If you treat or repair, keep the completion certificate with your disclosures. See the WDO reporting overview.
Smoke/CO alarms and water-heater bracing
California requires a written statement that smoke alarms and water-heater bracing comply with state and local rules. Confirm devices are present and working. Review the smoke alarm and water-heater compliance guidance.
Balcony and exterior elevated elements status
California laws require periodic inspections of balconies, decks, stairs, and similar elements in multifamily buildings. AB 2579 updated timing for many properties, and SB 326 sets rules for condominium associations. Ask the HOA if an inspection has been completed and whether any repairs or assessments are planned. For timing context, see this EEE inspection deadline update.
Water intrusion or building-envelope items
If your HOA’s reserve study or recent inspections note envelope or waterproofing work, be ready to provide those references within the resale packet. Buyers will ask.
A simple Old Orchard timeline
Use this framework to stay ahead of deadlines. Your exact dates will follow your listing plan and purchase contract.
30 to 45 days before listing
- Engage your listing agent and align on pricing and prep.
- Order the HOA resale package and HOA demand right away. Associations must deliver requested documents within 10 days of a written request. See the delivery rule.
- Consider a general home inspection and a WDO inspection. Decide what to repair versus disclose.
- Confirm smoke/CO/water-heater compliance and correct simple items.
- Gather permits, warranties, and repair receipts.
Listing live to offer accepted
- Deliver TDS and NHD early to reduce buyer cancellation windows linked to late delivery. Review the TDS requirements and the standard NHD statement.
- Ensure HOA documents are in hand or in process and that escrow has the HOA demand.
During escrow
- Buyer inspection period usually runs 7 to 17 days, depending on the contract. Pre-list inspections reduce requests.
- Buyer HOA review period starts on receipt of the HOA packet. Timely delivery helps keep contingencies on schedule.
Common risks and how to avoid them
- Late HOA documents. This is the top reason closings push. Order early. The association has 10 days to deliver requested documents. See the Davis‑Stirling delivery rule.
- Undisclosed defects. Failing to disclose known issues can lead to cancellations or disputes. Complete the TDS carefully and deliver it as soon as practicable. Review the TDS statute overview.
- Special assessments or litigation. If the HOA documents show these, be ready to explain and provide minutes, budgets, and reserve details. The required disclosure list outlines what buyers can expect.
- Balcony or structural repair obligations. Confirm whether EEE inspections are complete and if repairs are planned so you can address buyer and lender concerns. See the EEE deadline update.
Quick prep tips that boost appeal
- Deep clean, declutter, and touch up high-traffic areas.
- Refresh lighting and hardware for a clean, neutral look.
- Schedule professional photos and a floor plan for stronger online interest.
Ready to sell with less stress and more certainty? Reach out for a custom plan for your unit, including document sequencing, pricing, and marketing designed for Old Orchard. Connect with John Labick to get started.
FAQs
Do Old Orchard sellers have to pay for HOA resale documents?
- Yes. Sellers typically pay reasonable, statutorily allowed fees, and the association must deliver requested documents within 10 days of a written request. See California’s delivery rule and fee guidance.
When should I deliver the TDS and NHD in California?
- As soon as practicable. Delivering these early reduces buyer cancellation windows tied to late disclosure. Review the TDS requirements and the standard NHD statement.
Should I get a termite inspection before listing my condo?
- Often yes. It is not required for every sale, but a pre-list WDO can prevent surprises and satisfy common buyer or lender requests. See this overview of termite reports in transactions.
What about smoke alarms and water-heater strapping at resale?
- California requires a seller’s written statement of compliance and functioning devices. Review the smoke alarm and water-heater compliance guidance.
How do balcony inspection laws affect Old Orchard condo sales?
- Associations must comply with EEE inspection rules that identify balcony and stair issues; buyers and lenders may ask for reports or repair plans. Check status with your HOA and see the EEE inspection deadline update.
