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Selling a home on your own sounds empowering, and in many ways, it is. You skip the listing agent, save on commission, and take control of showings and negotiations. But one part of the process can feel overwhelming: the paperwork.
If you're selling by owner in California, knowing which FSBO documents are required (and when to use them) is key. In this guide, we’ll walk you through every major form, disclosure, and step you’ll face — and how to handle it all without hiring a full-service agent.
Let’s break it down.
What is FSBO Paperwork?
FSBO paperwork refers to the legal forms and disclosures needed to sell your home without a real estate agent. In California, these documents are important because the state has strict rules around seller transparency and compliance.
Whether you’re in Los Angeles, Orange County, San Francisco or a quiet desert town — the forms stay fairly consistent.
There are three phases where paperwork comes into play:
- Before listing
- When you accept an offer
- During escrow and closing
We’ll cover each of these next.
1. FSBO Paperwork Before You List
Even though most of the formal paperwork comes later, starting off prepared can save major headaches.
🔹 Property Questionnaire (SPQ)
- Gives buyers a detailed look at past repairs, remodels, insurance claims, etc.
- Optional to have ready upfront, but highly recommended
🔹 Preliminary Title Report
- Provided by your title company
- Confirms legal ownership and any liens or issues
🔹 Pre-Inspection Report (optional)
- Not required, but can help you spot issues before buyers do
- Makes you look proactive and transparent
2. FSBO Paperwork After You Accept an Offer
Once you get a serious buyer, the real paperwork kicks in.
🔹 Residential Purchase Agreement (RPA)
- The main contract between buyer and seller
- Covers price, terms, contingencies, timelines, and more
- If the buyer has an agent, they’ll likely write it up. If not, you'll need to prepare it yourself.
🔹 Transfer Disclosure Statement (TDS)
- One of California’s most critical forms
- Required by law in almost all residential sales
- Details the condition of the home in plain language
🔹 Natural Hazard Disclosure (NHD)
- Informs the buyer if your home lies in a high-risk zone (fire, flood, earthquake, etc.)
- Usually purchased from a third-party provider or through escrow ($75–$100)
🔹 Lead-Based Paint Disclosure
- Required if the home was built before 1978
- Federal law mandates this regardless of seller type
🔹 Megan’s Law Disclosure
- Notifies the buyer about where they can check for registered sex offenders
🔹 Agency Disclosure (if applicable)
- Clarifies if anyone in the deal is a licensed agent or broker
3. FSBO Paperwork During Escrow & Closing
Once you’re in escrow, the title and escrow companies will step in with their own paperwork to finalize the sale.
🔹 Escrow Instructions
- Outline the financial terms, closing costs, and duties of all parties
🔹 Grant Deed
- Transfers legal title from you to the buyer
🔹 Final Settlement Statement (HUD-1 or Closing Disclosure)
- Lists all transaction fees, payoffs, and net proceeds
🔹 Proof of Repairs (if agreed upon)
- Includes invoices or receipts for any work completed prior to close
🔹 HOA Docs (if in an association)
- Your HOA must provide CC&Rs, rules, and financial statements
Where Can You Get These FSBO Forms for Free?
You don’t have to pay a lawyer or agent to access basic California real estate forms.
Try these sources:
- C.A.R. Disclosure Charts — outlines what’s required
- First Tuesday Downloadable Forms — many PDFs are editable and free
- Title or escrow companies — will provide most docs during escrow
What If You Miss a Form?
In California, missing required disclosures can lead to lawsuits — even after closing. The most common mistake FSBO sellers make is failing to provide the TDS or NHD forms on time.
To reduce risk, many FSBO sellers use a service like ListLean to help with paperwork and compliance.
We offer:
- A disclosure packet with editable PDFs
- Broker support add-on
- Transaction coordination to handle your closing paperwork
You stay in control — but you’re not doing it alone.
Final FSBO Paperwork Checklist (California)
Final Thoughts
Selling your California home by owner gives you freedom — but the paperwork is real.
Don’t let the legal forms stress you out or hold you back. Whether you download forms yourself or add on some light support, you have options.
Check out our pricing and explore optional support for FSBO sellers who want to stay compliant without hiring a full-service agent.
Selling smart means selling prepared. Start with ListLean.
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