Selling a coastal home in Santa Cruz takes more than a quick tidy and photos. Buyers expect clear hazard disclosures, city or county sign‑offs, and proof that critical systems have been inspected. If you prepare early, you reduce surprises, shorten escrow, and protect your sale price. This checklist gives you a simple, step‑by‑step plan tailored to Santa Cruz coastal properties so you can launch with confidence. Let’s dive in.
Required disclosures and local rules
Get the statutory forms and local time‑of‑sale items squared away early.
- Natural Hazard Disclosure (NHD). California requires an NHD statement that covers mapped hazards like flood, fire, and seismic zones. See the state’s NHD framework in the Civil Code to understand scope and timing requirements. Review the NHD statute.
- Transfer Disclosure Statement (TDS) and statewide notices. Most residential sellers must provide the TDS and other required forms. Late delivery can open rescission windows, so deliver early. See California seller disclosure statutes.
- City of Santa Cruz sewer lateral. City properties require a private sewer lateral inspection before sale, with repairs or approved transfer of responsibility documented on city forms. Check the City’s sewer lateral process and forms.
- County sanitation districts. If the property is in a County Sanitation District area, a time‑of‑sale inspection and possible repairs may be required. See County Sanitation District code.
- Septic and private well (unincorporated areas). Rural properties commonly need point‑of‑sale septic and well evaluations with water quality testing. The County Environmental Health program posts current rules and forms. View County point‑of‑sale requirements.
- HOA properties. If your home is in a common‑interest community, provide the Davis‑Stirling resale documents package, including CC&Rs, bylaws, budgets, reserve summary, and related disclosures. Review the required HOA documents list.
Coastal permits and hazards to document
Coastal‑zone property history and site conditions matter to buyers and lenders.
- Coastal Development Permits. Confirm whether past work was permitted under the Local Coastal Program. Retrieve Coastal Development Permit numbers and conditions of approval from City or County planning. Learn how LCPs and CDPs work.
- Bluff erosion and shoreline change. Santa Cruz bluffs are active erosion areas. Collect any geotechnical reports, seawall permits, engineering plans, and maintenance logs. Sharing credible history reduces uncertainty. See USGS coastal erosion context for Santa Cruz.
- Flood and tsunami context. If the parcel is in a FEMA Special Flood Hazard Area, many loans require flood insurance. Pull a FIRMette or panel from the Flood Map Service Center and keep copies with your disclosures. Check FEMA flood maps.
Pro tip: Create a concise “coastal permit and hazard” packet that includes CDP records, any engineering studies, flood‑zone printouts, and service records for shoreline protections.
Pre‑listing inspections to schedule
Complete key inspections before you hit the market so you can fix issues or price accordingly.
- General home inspection. Baseline review of roof, structure, plumbing, electrical, and HVAC.
- Wood‑destroying organism (WDO) inspection. Many buyers and lenders expect a recent WDO report and completion documentation if treatment was performed. Find standards and license info.
- Sewer lateral video. City properties and many district areas require inspection and repairs or transfer forms. Use approved inspectors and keep all paperwork with your disclosure packet. City sewer lateral requirements.
- Septic and well testing. For unincorporated areas, schedule County‑approved evaluations and water quality tests early. County program details.
- Roof, deck, and balcony checks. Salt air accelerates corrosion. Inspect flashing, fasteners, connectors, and deck ledgers for safety and longevity.
- Foundation and bluff‑edge review. If near a bluff or the shoreline, have a qualified structural or geotechnical professional evaluate stability, drainage, and any armoring or retaining elements.
Assemble your documents
Gather and organize everything buyers and lenders will request.
- Statutory forms: TDS, NHD, Seller Property Questionnaire, and lead‑based paint if built before 1978. California disclosure overview.
- Permit history: final inspections for additions or remodels, coastal permit records, and any conditions of approval. Background on LCP/CDP context.
- Sewer and septic: sewer lateral video report, city or district forms, and septic/well test reports. City sewer lateral program and County rural real estate sales page.
- WDO report and completion receipts, if any. State pest board info.
- HOA resale package, if applicable. Davis‑Stirling document list.
- Insurance info: current policy declarations and any flood policy if the parcel is in a mapped flood zone. Check FEMA maps for flood status.
Smart fixes and staging for the coast
Handle safety and moisture first, then elevate presentation.
- Fix safety and lender‑flag items first. Address loose railings, corroded connectors, roof leaks, active termite evidence, and obvious moisture problems.
- Complete time‑of‑sale inspections. Support your disclosures with fresh reports for sewer, septic, and WDO to limit renegotiation leverage.
- Document shoreline protections. Provide permit numbers, engineering memos, and maintenance logs. Transparency builds confidence in bluff‑top and oceanfront locations.
- Refresh coastal‑exposed finishes. Clean and seal penetrations, repaint metal railings and hardware, and replace corroded fixtures to show diligent care.
Timeline to list
4–8 weeks out
- Order general, WDO, sewer lateral, and septic/well inspections.
- Pull building permits, coastal permit records, and flood‑map printouts.
- Request the HOA resale package, if applicable.
2–4 weeks out
- Complete safety and insurance‑critical repairs.
- Compile disclosures, time‑of‑sale forms, and inspection reports.
- Prep the home for photos, video, and showings.
Listing week
- Provide disclosures and your documents packet to buyers at launch.
- Highlight verified coastal permits, hazard context, and recent inspections in the listing materials.
When you prep like this, you set a clear, confident tone for buyers and reduce post‑inspection friction. If you want a tailored plan for your specific coastal property, connect with Douglas Marshall to map out a high‑confidence, market‑ready launch.
FAQs
What disclosures are required when selling a Santa Cruz coastal home?
- You should provide California’s Transfer Disclosure Statement and Natural Hazard Disclosure, plus any local time‑of‑sale items like sewer lateral reports and, for rural properties, septic and well evaluations.
What is a Coastal Development Permit, and why should I locate it before listing?
- A CDP documents coastal‑zone approvals and conditions; buyers and lenders want to see that prior work was properly permitted and whether any conditions affect future use.
Do I need a sewer lateral inspection in the City of Santa Cruz?
- Yes, city rules require a private sewer lateral inspection at time of sale and either repairs or an approved transfer of responsibility before closing.
Which inspections do lenders and buyers typically expect on the coast?
- Expect a general home inspection, a WDO report, a sewer lateral video, and septic/well testing where applicable, plus targeted roof, deck, and structural checks in marine environments.
How do flood zones affect my sale in Santa Cruz?
- If your parcel is in a FEMA Special Flood Hazard Area, buyers using many loan types will need flood insurance, so provide a current FIRMette and any policy details in your disclosure packet.
