San Francisco Pre-Listing Inspection Checklist: What Sellers Need to Know

Thinking about listing your San Francisco home and want a smoother sale? A smart pre-listing inspection (also called a pre-sale or resale inspection) can help you spot issues early, line up fixes on your timeline, and reduce renegotiations later. You want clarity, not surprises, when buyers start asking questions.

Why a Pre-Listing Inspection Matters

A pre-listing inspection is a proactive diagnostic. It helps you decide whether to repair, price accordingly, disclose, or offer credits. Buyers may still order their own inspections, but your upfront work builds trust and can shorten escrow. In San Francisco's competitive market, clarity and preparation give you an edge.

Your San Francisco Pre-Listing Checklist

Structure and Seismic Basics

• Look for cracks, sloping floors, underfloor moisture, or signs of movement.
• Consider a structural engineer if anything looks significant.
• If you own a multi-unit wood-frame building, check whether the Mandatory Soft-Story Retrofit Program applies and confirm compliance. These records are public and often reviewed by buyers and lenders. Review the city's retrofit program.

Roof and Exterior Envelope

• Check roof age, flashing, chimneys, and attic for leaks.
• Confirm gutters and downspouts drain properly.
• Inspect decks and balconies for sound railings and proper flashing.

Plumbing and Water Heater

• Run fixtures to check water pressure and drainage. Look for visible leaks.
• San Francisco requires a Water Conservation Inspection before close of escrow. This checks whether fixtures like toilets and shower heads meet current low-flow standards. If they don't, they must be replaced unless the buyer agrees to assume responsibility. Buyers may choose to do this in competitive offer situations or when purchasing a fixer, where replacing fixtures upfront would be unnecessary.
• Confirm your water heater is seismically braced, as required by California Health & Safety Code §19211.

Sewer Lateral and Drainage

• Ask about any history of backups or slow drains. If you suspect issues, consider a CCTV inspection.
• Sewer lateral rules vary across Bay Area districts. Some require inspection or certification at sale. Check with SF agencies and your local utility early.

Electrical Safety Check

• Review the main panel and visible wiring.
• Note older or obsolete systems and confirm GFCI protection where required.
• Knob & tube wiring: in today's insurance landscape, it's important to determine whether any knob and tube wiring remains in the home. If it does, obtaining a quote for its removal is a smart step, as many insurers are reluctant to cover homes with active knob and tube systems.

HVAC and Ventilation

• Check furnace or boiler operation and past service records.
• Address leaks, unusual noises, or airflow issues.

Pest Inspection

• For older homes or where lenders may ask, order a wood-destroying organism inspection from a licensed Branch-3 pest control company.

Environmental Hazards and Lead Compliance

• For pre-1978 homes, provide the federal lead hazard pamphlet and disclose known lead-based paint. Buyers typically have a 10-day window to test unless waived.

Smoke and Carbon Monoxide Alarms

• Ensure devices are installed and working per California requirements.

Permits and Unpermitted Work

• Pull your permit history early and resolve open permits where possible.
• Use San Francisco's Property Information Map to check records.

The San Francisco 3R Report

The 3R Report (Report of Residential Building Record) is a San Francisco document that summarizes a property's recorded permit history, occupancy classification, and number of legal units. It's ordered from the Department of Building Inspection and is a required disclosure in SF home sales, and I include it in every disclosure package. Reviewing your 3R Report early lets you confirm that completed work was permitted and finalized, and surface any open or missing permits before a buyer's agent does.

Point-of-Sale Requirements (Energy, Water & Local Certificates)

San Francisco has several point-of-sale requirements, rules triggered by the transfer of the property, most notably the Water Conservation Inspection and energy/water efficiency compliance tied to the sale. Confirm which point-of-sale inspections or certificates apply to your property type before you list, so nothing stalls escrow at the last minute.

Required Disclosures Sellers Should Expect

Timeline and Planning

• 30–60 Days Before ListingOrder general and pest inspections, pull permit history and your 3R Report, and verify point-of-sale programs.
• 3–4 Weeks Before ListingGet bids for priority repairs and schedule work as needed.
• At ListingAssemble reports, permits, receipts, and certificates for buyer agents.
• During EscrowBuyers may still inspect, but your documentation reduces surprises and renegotiation risk.

What to Include in Your Disclosure Packet

• ✓General home inspection and specialist reports
• ✓Pest inspection and any treatment paperwork
• ✓3R Report (Report of Residential Building Record)
• ✓Permit records, receipts, and warranties
• ✓Water conservation or other local certificates
• ✓Lead disclosure pamphlet (if applicable)
• ✓A summary sheet listing recent repairs and upgrades

Quick Action Checklist

• Order a general home inspection
• Order a pest inspection if relevant
• Pull your 3R Report and permit history, and resolve open items
• Verify local point-of-sale program steps early
• Confirm water heater seismic strapping
• Test and install smoke and CO alarms
• Gather documents for buyers in advance

Final Thoughts

A well-prepared listing builds buyer confidence and keeps your timeline on track. In San Francisco, that means checking permits, your 3R Report, safety items, and local certificates before you go live.

Pre-Listing Inspection FAQs