Selling a home in California doesn’t end once you accept an offer. In many ways, that’s when the real work begins. Being a seller under contract means a transition before giving the keys to the buyer. If you’re preparing to sell a home in California, this checklist will guide you through the essential tasks to keep your sale on track and stress-free.
Your 10-Step seller under contract checklist
1. Acceptance: know when the clock starts
Acceptance is the moment both parties sign and deliver final acceptance of the contract, and that’s when nearly every timeline begins. California’s standard purchase agreement (C.A.R. RPA) defines acceptance and then sets many default deadlines from that date.
For example, buyer contingency periods (loan, appraisal, inspections, etc.) default to 17 days after Acceptance unless changed in your offer. Track these dates with your agent on Day 1 so you don’t miss anything downstream.
The team at Healdsburg Luxury Living will share a timeline with our buyers and sellers within the first business day we go into contract, so all parties have the same timeline and are clear on deadlines and what needs to be done before closing.
2. Earnest Money to be Deposited
By default in California’s RPA, the buyer’s initial deposit (earnest money) is due to escrow within 3 business days after acceptance, not to the seller directly. Typical deposits in California are about 1–3% of the purchase price (often higher in ultra-competitive sub-markets), but the amount is negotiable.
Make sure the deposit goes to a neutral escrow holder identified in your contract, and confirm receipt with your agent. If the buyer misses the deposit deadline, your agent can issue a Notice to Perform per contract.
3. Providing the Seller’s Disclosures
California requires robust disclosures. Unless exempt, you’ll deliver the Transfer Disclosure Statement (TDS) and Natural Hazard Disclosure (NHD), plus any fire hardening/defensible space form and other statutory disclosures.
NHDs are required by Civil Code §1103 and TDS by Civil Code §1102. Expect additional HOA packets if your property is in a common-interest community. Get these out early, because late or incomplete disclosures can extend the buyer’s right to cancel.
4. Maintain the Property After the Home Offer Is Accepted
From acceptance to closing, you must keep the home in substantially the same condition as on the date the offer was accepted. The RPA’s “As-Is” clause still requires you to maintain systems and access and to remove personal property not included in the sale by Closing. For example, if your home gets a weekly landscaping you would continue this until the closing date.
- Realtor Emily Martin’s tip: This is also when you plan logistics, repairs, access for inspections/appraisal, and your move-out timeline, to avoid last-minute hiccups. Think of this as your quality-control phase.
5. The Buyer’s Home Inspection: cooperate with the inspector
Buyers commonly order a general inspection and specialty checks (roof, pest, chimney, sewer, pool). Home sellers are expected to make the property available and keep utilities on so inspectors can test systems safely and completely.
Professional California inspectors follow standards of practice, like cooperating, which smoothly shortens contingency periods and reduces re-visits.
- Realtor Emily Martin’s tip: Ask your agent to bundle access (inspection + sewer + roof) into one coordinated window. Also, be sure to use inspectors your realtor trusts and has used before. This will make the inspection process that much more seamless, and you can ensure you feel confident in the inspection results.
6. Complete Agreed Repairs While the House Is Under Contract
You’re not obligated to repair anything unless agreed in writing. But if you do agree (via a Request for Repairs and response), complete the work before the buyer’s final verification of condition and provide invoices/warranties to escrow.
The RPA lays out how repair agreements are made and how costs are allocated when required by law (e.g., certain smoke/CO alarms, water heater strapping). Finishing on time prevents extension requests or closing delays.
7. Cooperate if an Appraisal Contingency is part of the buyer’s mortgage
If the buyer has an appraisal contingency (default 17 days unless modified), the appraiser, licensed in California and following USPAP, will need access to the home. Low valuations can trigger renegotiation, a buyer top-up, or a lender reconsideration of value.
- Realtor Emily Martin’s tip: Keep the property show-ready, share a recent improvements list, and have receipts handy. Those details can help the appraiser understand the condition and upgrades. Ensuring your realtor can speak to your recent repairs and upgrades is great to relay that to the inspector if any questions arise.
8. Financing & remaining contingencies: watch the calendar
Most California contracts front-load contingency deadlines at 17 days after Acceptance. Your agent should track contingency removal forms and escalate if any deadline is missed.
On the lending side, federal TRID rules require the buyer’s Closing Disclosure to be received at least three business days before consummation. Certain late loan-term changes can reset that three-day clock and push closing. Stay flexible the last week, just in case.
9. Respond to any Title & Escrow concerns
Soon after opening escrow, the title company issues a Preliminary Title Report listing matters of record (liens, easements, CC&Rs) and exceptions to title insurance. A prelim is not a warranty of title, it’s an offer to insure, so review it with your agent and resolve surprises (old deeds of trust, liens, unreleased mechanics’ liens) early.
10. Coordinate the Closing/Recording with your real estate team
In California, “closing” typically happens when documents are recorded with the county, often on the business day funds are available or the next business day, depending on escrow’s logistics.
Expect to turn over all keys, remotes, fobs, and codes, and remove all personal property and debris not included in the sale by the contractual closing time.
Typical escrow timelines to sell a home in California run about 30 days, sometimes shorter, but tight lending or HOA docs can stretch that. Align your movers, cleaners, and utility shut-offs with your escrow officer’s target recording date.
Save this checklist after going under contract as a seller
Reaching under contract in California is a major milestone, but closing successfully depends on how well you manage the details between acceptance and recording. From disclosures and inspections to escrow and final move-out, every step protects both you and the buyer while keeping the transaction on schedule. By following this checklist, you’ll not only avoid last-minute surprises but also ensure a smoother, faster closing.
If you’re planning your next move and looking for the right steps to sell your home in California, contact Sonoma Realtor Emily Martin for expert guidance tailored to your goals. Want to know why sellers trust her? Check out these 5 reasons to work with Emily Martin and see how she can help you close with confidence.
Why choose Sonoma Realtor Emily Martin?
Emily has called California home for over a decade and likes to think of herself as a California “native.” Learning at a young age from her mother, Linda K. Martin, a top-producing real estate agent for 40+ years, Emily has been immersed in real estate all of her life. As a homeowner in her early 20s in Manhattan’s Gramercy Park, followed by San Francisco, and now Healdsburg, Emily understands the intricacies of home ownership in highly sought-after regions such as Manhattan, San Francisco, Sonoma County, Napa Valley, and her beloved hometown of Healdsburg, California.
Whether clients are buying their dream home, purchasing a second home, selling a cherished property, or investing in the market, Emily is here to make their dreams a reality. Her extensive luxury experience, attention to customer service, marketing expertise, strong work ethic, and passion enable her to provide a level of service that is truly distinctive.
As the journey begins, here’s what clients can expect:
Unmatched Luxury Expertise
With a deep-rooted understanding of the luxury market, Emily brings a wealth of knowledge and insight into luxury goods, sales, and lifestyle. Whether clients are buying or selling, she has the expertise to navigate the world of real estate and the Healdsburg Luxury Homes market.
A Tradition of Excellence
With a family legacy spanning four decades in real estate, excellence is not just a goal—it’s a tradition. Emily is committed to upholding the impeccable reputation her mother, Linda K. Martin, a top North Shore Chicago agent, has built by delivering nothing short of excellence to her clients.
Unwavering Dedication & Passion
Emily is dedicated to her clients’ success. From the moment they embark on this journey together, she provides unwavering support, guidance, and attention to detail, ensuring a seamless and stress-free experience. When asked to describe Emily, the first words that come to her clients ‘ minds are passionate, energetic, experienced, and dependable.
Explore the Luxury Lifestyle in Healdsburg’s Wine Country
Luxury real estate is not just about properties; it’s about a lifestyle. It’s about finding the perfect blend of elegance, sophistication, and comfort that feels like home. It’s the feeling clients get when they walk into their dream home.
Contact Sonoma Realtor Emily Martin today at: emily@luxeplaces.com or 707-926-3200 to begin an extraordinary real estate experience. Together, you’ll create a story worth telling, a life worth living, and a legacy worth building.