Thinking about listing your Mountain View home and wondering which inspections to tackle first? You want top dollar, a smooth escrow, and no last‑minute surprises. This guide gives you a clear pre‑sale inspection checklist tailored to Mountain View, with what to order, what it costs, what’s required by law, and an easy timeline to follow. Let’s dive in.
Start with legal basics
California sellers have three core responsibilities: disclose known material facts, confirm key life‑safety items, and check local requirements that can surface during a sale.
- Transfer Disclosure Statement. You must complete the TDS for 1–4 unit residential property and disclose known defects and issues you’re aware of. Review the statute to understand what’s covered in the form and why accuracy matters. See the California Civil Code summary for the TDS requirements. (Transfer Disclosure Statement overview)
- Natural Hazard Disclosure. You must disclose if the property is in specified hazard zones such as flood, very high fire hazard, earthquake fault, or seismic hazard. Many sellers use a third‑party NHD provider to prepare the statutory form. (Natural Hazard Disclosure background)
- Smoke and carbon monoxide alarms. Confirm required alarms are installed and functioning. Lenders and appraisers commonly look for compliance. (Smoke and CO alarm guidance)
- Water‑heater seismic bracing. California requires water heaters to be properly strapped. You may be asked to certify compliance. (Water‑heater bracing statute)
Do this now: plan to complete the TDS and NHD early. If you order inspections, any material facts you learn become part of your actual knowledge and must be disclosed.
Core pre‑sale inspections
General home inspection
A whole‑house visual inspection covers structure, roof, foundation, attic, plumbing, HVAC, electrical, and major systems. It mirrors what buyers typically order and helps you spot issues before they derail negotiations. Typical Bay Area cost is about 300 to 600 dollars for a single‑family home. (Mountain View inspection cost range)
Termite and wood‑destroying organisms (WDO)
A WDO inspection looks for termites, dry rot, and other wood‑destroying pests. It is a common lender condition in California and a frequent source of escrow renegotiation. Typical cost is about 75 to 250 dollars. (Typical termite inspection costs)
Sewer scope
A camera inspection of the private sewer lateral can reveal root intrusion, cracks, or pipe sagging that often lead to expensive repairs. Many Bay Area sellers order this pre‑listing, especially for older homes. Typical cost is about 150 to 500 dollars depending on access and length. (Sewer camera inspection guide)
Roof evaluation
A roof inspection assesses covering, flashing, and remaining life. Roof issues are highly visible and often prompt repair or credit requests. Expect 150 to 400 dollars for an inspection; repair costs vary.
HVAC, chimney, and dryer vent
Have older systems serviced and checked for safety. A basic HVAC service visit often runs 100 to 300 dollars. Schedule a chimney inspection if you have a fireplace or wood‑burning stove.
Electrical safety review
Ask a licensed electrician to evaluate panel condition, grounding, and any older wiring types. Correcting safety hazards early can prevent appraisal or underwriting delays.
Foundation or structural review
If you see cracks, sticking doors, or uneven floors, consider a structural engineer or qualified inspector. Foundation issues can be costly and slow down escrow.
Permit history and unpermitted work
Pull the property’s permit record to confirm whether prior work was finalized and to identify any open or unpermitted items. Start with Mountain View’s ePermitsMV portal. (Mountain View ePermitsMV)
Environmental and age‑related tests
For homes built before 1978, lead‑based paint disclosures apply. Where conditions suggest it, consider targeted testing for lead, asbestos, mold, or radon. Typical test costs often range from 100 to 400 dollars.
Pool, septic, and HOA
If applicable, order a pool or spa safety/equipment check and a septic inspection. For condos and townhomes, request HOA documents and CC&Rs early so buyers can review promptly.
Mountain View checks and hazards
Permit records and timing
Mountain View uses ePermitsMV for building, planning, and public works permits. If you discover open permits or unpermitted work, resolution can take time, so start early. (Check Mountain View permit history)
Seismic and flood disclosures
Your NHD will indicate whether the parcel is in an Earthquake Fault Zone, Seismic Hazard Zone, or Special Flood Hazard Area. You can also review official state mapping resources to understand local seismic hazards. (California Geological Survey mapping)
Wildfire hazard confirmation
Much of Mountain View is urban, but sellers should still confirm status against state Fire Hazard Severity Zone mapping. Your NHD will reflect any Very High Fire Hazard designation.
Sewer lateral rules vary by city
Some Bay Area jurisdictions require sewer lateral inspections or repairs at sale, but Mountain View does not publish a widely publicized point‑of‑sale requirement. Confirm with Mountain View Public Works and your utility provider if any documentation is needed.
Use reports to strengthen your sale
- Fix life‑safety items first. Prioritize smoke and CO alarms, water‑heater bracing, electrical hazards, and active leaks.
- Get bids for bigger items. If you do not plan to repair, share quotes so buyers understand scope and cost.
- Disclose and price strategically. Providing reports up front sets expectations and often reduces renegotiation later.
Suggested 4 to 8 week timeline
- Weeks 7 to 8: Strategy session with your listing agent. Decide which inspections fit your property and buyer pool.
- Weeks 5 to 6: Order general, termite, and sewer inspections. Most reports arrive within 2 to 3 days of the site visit. (Typical inspection timelines and pricing)
- Weeks 4 to 5: Address safety items or line up contractors and quotes. Confirm smoke/CO alarms and water‑heater strapping.
- Week 4: Pull permit history, prepare the TDS, and order your NHD.
- Weeks 2 to 3: Complete strategic repairs and organize invoices and warranties into a “repairs file.”
- Listing week: Share selected reports with buyers or note their availability to support transparency and speed.
Quick seller checklist
- Complete TDS and order NHD early.
- Verify smoke and CO alarms and strap the water heater.
- Book general, termite, and sewer inspections.
- Add roof and HVAC checks if systems are older.
- Pull Mountain View permit history and note any open or unpermitted work.
- Prioritize safety fixes, then get bids for bigger items.
- Organize reports, receipts, and warranties for buyers.
- Price and disclose strategically based on findings.
When you want a trusted advisor
Pre‑sale inspections are about reducing risk and presenting your home with confidence. With a boutique, founder‑led approach and premium listing presentation, you get strategy, transparent communication, and coordinated execution that supports a clean escrow. If you value discretion and high‑touch guidance across complex details, connect with The Grail Group to start a tailored plan for your Mountain View sale.
FAQs
Do Mountain View sellers have to provide the Transfer Disclosure Statement?
- Yes. California requires the TDS for most 1–4 unit residential sales, and you must disclose known material facts about the property’s condition. (TDS requirements)
What is the Natural Hazard Disclosure and why does it matter?
- The NHD tells buyers if the home lies in mapped hazard zones like flood, very high fire hazard, or seismic areas, which can affect insurance, financing, or due diligence. (NHD background)
Are smoke and carbon monoxide alarms checked during a sale?
- Yes. Lenders and appraisers commonly verify required alarms, and sellers must disclose compliance, so confirm devices are properly installed and working. (Alarm guidance)
Do I need a sewer scope in Mountain View?
- There is no single regional rule, but sewer repairs can be costly and issues often surface during buyer inspections, so many sellers order a pre‑listing sewer camera inspection. (Sewer scope overview)
If I had an old inspection, do I have to disclose it?
- You must disclose any material facts you know from prior reports, even if you do not share the document itself; transparency reduces risk and renegotiation. (Prior inspection disclosure)
