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Thinking of selling your home without an agent? You’re not alone.
Thousands of California homeowners go the FSBO route every year to save money and keep control. But one of the most common questions we hear is:
What paperwork do I actually need to sell my house by owner in California?
It’s a great question — because while listing your home is simple, staying compliant during the transaction is where many FSBO sellers get tripped up.
Let’s break it down step by step, in plain English.
Do FSBO Sellers Have to Do All the Paperwork Themselves?
Yes and no.
If you’re not using a full-service agent, you will be the one responsible for making sure the right disclosures and contracts are in place. That said, you can still get help from a:
- Real estate attorney
- Escrow or title company
- Flat-fee listing service like ListLean that offers add-ons for broker and transaction support
The important thing is this:
California is a disclosure-heavy state. Failing to give a buyer the proper documents could open you up to delays, canceled contracts, or worse — legal liability later.
FSBO Documents You’ll Probably Need in California
Here’s a list of the core paperwork most FSBO sellers will need to complete a home sale legally and smoothly:
1. Residential Purchase Agreement
This is the main contract between buyer and seller. It outlines price, terms, contingencies, timelines, and other binding details.
Most sellers use the C.A.R. RPA (California Association of Realtors form).
Tip: If the buyer has an agent, they’ll likely write this offer on your behalf.
2. Seller Property Questionnaire (SPQ)
This is a standardized form where you share details about your home’s condition, past repairs, and known issues. It’s required by law in most residential sales.
3. Transfer Disclosure Statement (TDS)
This is the big one. The TDS is legally required in most FSBO transactions unless you qualify for a rare exemption (like a probate sale).
It covers things like:
- Plumbing and electrical issues
- Structural defects
- Neighborhood concerns
- Past water damage
Fun fact: Sellers who don’t provide a TDS can be sued up to two years after closing. So yes, it matters.
4. Natural Hazard Disclosure (NHD) Report
In California, you’re required to disclose if your home is in any high-risk areas — like fire zones, earthquake zones, or flood zones. This usually comes from a third-party provider and costs around 75 to 100 dollars.
5. Lead-Based Paint Disclosure (if your home was built before 1978)
This is a federal requirement, not just California. If your house was built before 1978, you must tell buyers whether you know of any lead hazards.
6. Preliminary Title Report
Usually provided by your title company, this report shows who owns the property and what liens or claims exist. Buyers need this during escrow to make sure the title is clean.
7. Escrow Instructions and Closing Documents
These are the final forms you’ll sign to transfer ownership, disburse funds, and make the sale official. Your escrow company will prepare these for you.
Optional But Recommended
- Home inspection (paid by buyer, but you can do one in advance)
- Septic/well reports (if applicable)
- HOA documents (if in a community association)
Also, don’t forget:
If you’re offering a buyer’s agent commision, it must be clearly stated on the listing or offer form. And if you want to avoid offering one, that’s totally fine too — just make sure expectations are clear from the start.
Can ListLean Help With the Paperwork?
Yes. ListLean is built to help FSBO sellers in California stay compliant without paying for a full agent.
We offer:
- A disclosure forms add-on that includes SPQ, TDS, Lead-Based Paint, and more
- Broker support to answer questions about contracts or forms
- Transaction coordination if you want someone to help from offer to close
You don’t need to do it all alone. And you sure don’t need to pay 5 percent to get it done right.
Final Thoughts
Selling your house by owner in California is totally legal — and for many sellers, it’s the smarter move. But paperwork does matter, and having the right documents ready will make the sale smoother, faster, and safer.
Platforms like ListLean are designed to support sellers like you: confident, capable, and ready to do things differently.
You’ve already taken the first step. Let us help with the next one.
Need help with California FSBO paperwork?
Explore our pricing and add the support you need — only when you need it.
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