Selling in Monrovia and wondering what you really have to disclose? You are not alone. California’s rules can feel complex, especially with local permit history, wildfire considerations, and HOA timelines layered on top. This guide breaks down what to expect, what to prepare, and how to avoid last‑minute surprises so you can move forward with confidence. Let’s dive in.
What California requires
California law sets a clear baseline for seller disclosures. You will complete a Transfer Disclosure Statement that covers the property’s systems and known issues. Your agent will add an Agent Visual Inspection Disclosure based on a visual walk‑through.
A Natural Hazard Disclosure report is customary and identifies mapped risks such as flood zones, seismic and earthquake fault zones, landslide areas, and fire hazard severity zones. If your home was built before 1978, you must provide the federal lead‑based paint pamphlet and a lead disclosure, even if you have no specific knowledge of lead hazards.
You also confirm compliance with state safety items such as functional smoke detectors and properly braced water heaters. If there are known environmental concerns, such as hazardous substances or underground tanks, those must be disclosed as well.
Monrovia and LA County specifics
In Monrovia, permit history matters. Buyers often ask about additions, ADUs, or garage conversions, and whether work was permitted. You should check City of Monrovia Building & Safety records and disclose any known unpermitted work or open code issues. If you can address items before listing, do so or disclose them clearly.
Monrovia sits in the San Gabriel foothills, where wildfire risk can be a factor. Your NHD report will note if the property falls within a mapped fire hazard severity zone. It will also identify flood or dam‑inundation areas based on FEMA and county mapping so buyers can evaluate risk and insurance needs.
Property tax details are important in Los Angeles County. Provide recent tax bills and note any special assessments, including Mello‑Roos or Community Facilities Districts, if applicable.
Build a complete disclosure package
A thorough, well‑organized packet reduces questions and builds trust. Here is what most Monrovia buyers and agents expect to see.
Core statutory and industry forms
- Transfer Disclosure Statement (TDS)
- Agent Visual Inspection Disclosure (AVID)
- Natural Hazard Disclosure (NHD) report
- Lead‑based paint pamphlet and disclosure for pre‑1978 homes
- Smoke detector and water heater bracing compliance statement
- Any state‑required environmental disclosures
Local and transaction‑specific items
- Permit history and certificate of occupancy, or a statement about unpermitted work
- Notices of code enforcement or building violations, if any
- HOA documents for condos or PUDs: CC&Rs, bylaws, financials, recent meeting minutes, and the resale packet
- Preliminary title report showing liens, easements, and exceptions
- Recent property tax bills and special assessment information
- Termite or wood‑destroying organism report, if completed
- Roof, plumbing, electrical, foundation, or sewer line reports if you obtained them
- Energy and solar documentation: system contracts, interconnection agreements, warranties
- Utility bills and sewer or water connection information
- Insurance claim history for material events
- Receipts, permits, and warranties for significant repairs or upgrades
Helpful but not always required
- Pre‑list home, roof, sewer scope, or mold reports
- Survey or plot map, if available
- Easement or shared driveway agreements
- Fire‑safety retrofit compliance certificates and appliance bracing paperwork
Timing that protects your sale
Deliver disclosures early. Many successful sellers share the full packet before accepting an offer or immediately after. Early delivery reduces the chance of rescission, renegotiation, or unexpected delays.
If your property is in an HOA, request the resale or estoppel packet as soon as you are ready to list. HOA timelines are strict and missing them can stall a closing. Lenders and buyers may order their own inspections, but your pre‑assembled materials speed up review and shorten contingency periods.
Trust and estate sales in Monrovia
If you are selling as a trustee, escrow and title will require proof of authority. Expect to provide a Certification of Trust or other documentation they specify, and allow extra time for document review. If the trust holds the mortgage, prepare payoff statements and any beneficiary consents in advance. Clear, complete paperwork reassures buyers and keeps escrow on schedule.
Pre‑list inspections to prevent surprises
Strategic inspections give you clarity. A pest or WDO report, roof evaluation, and sewer scope are common requests from buyers and lenders. If you obtain them early, you can address issues, price accordingly, or disclose with documentation.
If you have concerns about foundation or HVAC, consider targeted inspections. When you can show permitted work with city sign‑offs, you remove a frequent point of negotiation and improve buyer confidence.
How a concierge approach helps
Organization matters. A single, indexed packet tells buyers you are prepared and transparent. Consider these high‑impact steps that a listing coordinator or concierge service can handle for you:
- Order the NHD and preliminary title report early
- Pull Monrovia and Los Angeles County permit history and resolve or disclose unpermitted work
- Commission pre‑list inspections that often trigger renegotiation
- Request the HOA resale packet and pay applicable fees promptly
- Gather receipts, warranties, permits, and insurance claim summaries
- Coordinate with escrow and title on trustee documentation
- Create a one‑page quick facts sheet for taxes, HOA dues, and major improvements
Quick seller checklist
- Order an NHD report and preliminary title report
- Pull permit history and disclose known unpermitted work
- Complete the TDS and be prepared for the AVID
- Provide the lead‑based paint pamphlet and disclosure if pre‑1978
- Assemble the HOA resale packet, if applicable
- Compile receipts, warranties, permits, and claim history
- Consider pre‑list pest, roof, sewer, and foundation inspections
- For trust sales, obtain a Certification of Trust or required documents
- Create an indexed digital disclosure packet for buyers before offers
Common pitfalls to avoid
- Minimizing or omitting known defects. Full disclosure reduces liability more than silence.
- Ignoring unpermitted work. Disclose it and explore corrective permits if feasible.
- Waiting on HOA materials. Early requests keep escrow on track.
- Overlooking hazard‑zone context. Your NHD clarifies fire, flood, and seismic risks so buyers can plan.
Next steps
A thoughtful disclosure strategy protects your price, credibility, and timeline. If you would like a curated, concierge approach to preparing your Monrovia listing packet, connect with Chelby Crawford for a private market consultation.
FAQs
What must Monrovia sellers disclose in California home sales?
- You must provide the TDS, the agent’s AVID, an NHD report, safety compliance for smoke detectors and water heater bracing, and a lead disclosure for pre‑1978 homes.
How do permits and unpermitted work affect my Monrovia sale?
- Pull permit history and disclose any unpermitted work or open code issues; resolving or clearly disclosing them reduces risk and renegotiation.
What is included in a Natural Hazard Disclosure report?
- It identifies mapped risks such as flood zones, seismic and earthquake fault zones, landslide areas, and fire hazard severity zones relevant to the property.
What extra steps apply to trust or estate home sales?
- Provide proof of trustee authority such as a Certification of Trust, confirm any required consents, and allow extra time for escrow and title review.
When should I deliver seller disclosures to buyers?
- Deliver as early as possible, ideally before accepting an offer or immediately after, to prevent rescission, delays, or price renegotiation.
