Pre‑Sale Checklist For Moraga Homes

Thinking about listing your Moraga home soon? A smart pre-sale plan can save you stress, avoid escrow delays, and help you net more at closing. Moraga sellers face a few California and Lamorinda-specific steps, from hazard disclosures to fire safety and permit history. In this guide, you’ll get a clear checklist, timeline, and typical cost ranges so you can prepare with confidence. Let’s dive in.

Know your required disclosures

Getting the paperwork right early keeps your timeline clean and your negotiations strong.

• Transfer Disclosure Statement and Natural Hazard Disclosure. California requires sellers to deliver standardized disclosures, including a Natural Hazard Disclosure that covers fire, flood, earthquake, and related hazards. Review these with your agent and order the NHD early so you know what is flagged. See the state’s requirements for the NHD in Civil Code section 1103.2 at the California Public Law site: Natural Hazard Disclosure rules.
• Wildfire disclosures. If your home is in a High or Very High Fire Hazard Severity Zone, recent laws such as AB 38 add wildfire-related disclosures and may require sharing fire-hardening guidance with buyers. Many Moraga neighborhoods fall within these zones, so plan on addressing defensible space and documentation.
• Smoke, carbon monoxide, and water heater compliance. At transfer, you must state that smoke alarms, carbon monoxide detectors, and water-heater strapping comply with law. Handle these early to avoid escrow issues. Learn more about typical sale-time compliance items here: seller compliance items.
• HOA resale documents. If you have an HOA, request the full resale packet early. These can take time and are required reading for buyers.
• Recent work and permits. New rules require sellers to disclose certain contractor work done during ownership, including contractor names and permit information when applicable. See the Department of Real Estate update on disclosure duties: contractor work disclosure overview.

Moraga hazards and utilities to confirm

Moraga’s hillside setting and open space make a few items especially important.

• Wildfire and defensible space. Expect buyers and insurers to ask about roof condition, ember-resistant vents, gutter debris, and vegetation clearance. For standards and inspections, contact the Moraga-Orinda Fire District: MOFD defensible space guidance.
• Flood, dam-inundation, and seismic. The NHD will flag whether your property is in a flood or seismic hazard zone. If your home sits near mapped landslide or liquefaction areas, consider getting professional input before listing.
• Sewer lateral. Central Contra Costa Sanitary District states there is no point-of-sale sewer lateral inspection mandate for Moraga homes, although sellers often order a sewer scope to avoid surprises. Review owner responsibilities here: Central San permit FAQs.
• Utilities. Many Moraga homes receive water service from EBMUD and electricity and gas from regional providers. Confirm who serves your address and be ready with account transfer details for buyers.

Pre-sale inspections worth ordering

A few targeted inspections can keep you in control of negotiations.

• General home inspection. A top-to-bottom inspection helps you spot issues before buyers do. Typical California costs range about $350 to $800 depending on size and complexity. See state averages: home inspection cost guide.
• Wood-destroying organisms (termite) inspection. Common in the Bay Area. Expect roughly $100 to $350.
• Sewer camera scope. Especially smart for older homes, clay laterals, or tree-lined lots. Budget about $125 to $500 or more. See typical ranges here: inspection cost ranges.
• Roof and chimney inspection. If your roof is 15 to 20 years old or older, a roof report is a good idea.
• Geotechnical or structural evaluation. For hillside or soil concerns, a geotech report can clarify risk and costs before you go to market.

Prioritize repairs buyers flag

Tackle safety and condition items that can stall escrow or reduce offers.

• Life safety and compliance. Install or verify smoke and CO alarms and strap the water heater. Handle any obvious electrical or plumbing hazards. Reference sale-time requirements: seller compliance items.
• Exterior and drainage. Clear gutters, address dry rot and peeling paint, and manage hillside drainage issues.
• Termite and dry rot. Complete spot treatments or repairs identified in your WDO report where feasible.
• Wildfire hardening. In fire zones, consider ember-resistant vents, gutter guards, and removing combustible materials near structures. Keep receipts and before-and-after photos.

Permits and paperwork to gather

Buyers and appraisers look for clear records. Do this early.

• Pull permit history. The Town of Moraga uses Contra Costa County for most building permits. Check records so you can show permits and finals for past work. Start here: Town of Moraga permit FAQ.
• Collect documentation. Gather plans, permits, finals, contractor invoices, warranties, and manuals.
• Prepare your disclosure packet. Include the NHD, TDS, HOA documents, inspection reports, and any engineering or roof reports.
• Note recent work. If you remodeled, review the state’s guidance on disclosing contractor names, contracts above thresholds, and permits. See: contractor work disclosure overview.

Your Moraga pre-sale timeline

Use this simple schedule to stay on track.

6 to 8 weeks before listing

• Order your NHD and start your TDS draft so you know what hazards are flagged. See the state’s NHD guidance: Natural Hazard Disclosure rules.
• Check if your property is in a High or Very High Fire Hazard Severity Zone and review AB 38 wildfire requirements. Contact MOFD with questions: defensible space guidance.
• Pull permit history and gather records: Moraga permit FAQ.
• If in an HOA, request the resale packet now.

4 to 6 weeks before listing

• Order inspections. Start with a general home inspection and termite inspection. Consider a sewer scope and roof report. Cost planning help: inspection costs in CA and common ranges.
• Complete priority fixes. Focus on safety items, roof or leak repairs, termite repairs, and wildfire hardening tasks near the house.
• Save receipts, reports, and photos to include in your disclosure set.

2 to 4 weeks before listing

• Prep and polish. Declutter, deep clean, touch up paint, and refresh landscaping.
• Assemble your packet. Include the NHD, TDS, HOA docs, inspection reports, permit copies, utility info, and warranties.

Listing to escrow

• Deliver required disclosures promptly. Reference the NHD when hazards are flagged and add supporting reports as needed.
• Provide your written statement confirming smoke, CO, and water-heater compliance. See typical sale-time items: seller compliance items.
• If you prefer not to fix larger items, consider credits with documentation and estimates from licensed pros.

Pro tips for a smoother sale

• Order the NHD early so you can plan inspections around flagged hazards.
• Verify permit history now to avoid last-minute surprises.
• Pre-inspect to control the narrative and reduce renegotiation risk.
• If your home is near brush or hillside areas, expect extra scrutiny on wildfire mitigation. Have defensible-space and hardening documentation ready.
• A sewer scope is rarely mandatory locally, but it is a low-cost way to protect your net proceeds.

Ready to prep your Moraga home with a clear plan and concierge-level support? Reach out to Liz Gallagher for a tailored pre-sale strategy, trusted vendor referrals, and expert negotiation from list to close.

FAQs

What disclosures are required to sell a home in Moraga?

• California requires a Transfer Disclosure Statement and a Natural Hazard Disclosure that covers fire, flood, and seismic zones, and you must also provide any HOA resale documents if applicable; see the state’s NHD rules here: Natural Hazard Disclosure.

Do I need a sewer lateral certificate to sell in Moraga?

• Central Contra Costa Sanitary District does not require a point-of-sale sewer lateral certificate, but a sewer camera scope is commonly recommended to avoid escrow surprises; review owner responsibilities here: Central San permit FAQs.

How do wildfire zones affect listing my Moraga home?

• If your property is in a High or Very High Fire Hazard Severity Zone, you must make wildfire-related disclosures and many buyers will ask about defensible space and hardening; see AB 38 requirements and local standards from MOFD.

Which pre-sale inspections should I order in Moraga?

• Most sellers benefit from a general home inspection and termite inspection, plus a sewer scope and roof report when appropriate; typical costs are outlined here: home inspection costs in CA and common ranges.

What should I do if past work on my Moraga home lacks permits?

• Pull records early through the Town and County, consult your agent on options, and be prepared to disclose known details; new rules also require disclosing certain contractor work during your ownership: DRE disclosure overview.

Are smoke and carbon monoxide alarms required at sale in California?

• Yes, sellers must provide a statement that smoke alarms, carbon monoxide detectors, and water-heater strapping comply with law at transfer; learn more about typical sale-time compliance steps: seller compliance items.