Disclosures and Reports: Mountain View Seller Timeline

Selling in Mountain View and wondering when to handle disclosures and reports so your escrow stays on track? You are not alone. The cleanest closings start weeks before your home hits the market, with organized documents and clear expectations for buyers and lenders. In this guide, you will learn what you must disclose in California, the typical Mountain View timeline, and how early prep helps you avoid delays and last-minute negotiations. Let’s dive in.

What you must disclose in California

California requires sellers to provide written disclosures about known material facts and conditions. In Mountain View, you follow state rules and also check local city and county resources for permits, taxes, and any items that affect transfer.

• Transfer Disclosure Statement and standard condition forms. These outline known defects, systems, utilities, alterations, and environmental conditions. Guidance is available from the California Department of Real Estate and the California Association of REALTORS.
• Natural Hazard Disclosure report. This notes mapped hazards like flood zones, earthquake-related zones, and very high fire hazard severity areas.
• Lead-based paint disclosure for homes built before 1978. You also provide the federal pamphlet on lead safety. See the EPA lead guidance.
• Wood-destroying organism and termite reports. Not legally required in every sale but commonly requested by buyers and lenders in Bay Area practice.
• Notices about Megan’s Law and sex offender registries. Buyers are typically directed to statewide resources.
• Special taxes and assessments. Disclose any known Mello-Roos or district fees. Buyers often receive supplemental tax notices.
• Permits and zoning history. Provide copies of permits for remodels and additions. Unpermitted work is a material disclosure item.
• HOA and condo disclosures. For condos and PUDs, the association provides the resale packet with CC&Rs, bylaws, budget, reserve study summary, insurance declaration, recent minutes, and assessment history.
• Other environmental or safety issues if known. Examples include asbestos, radon, or underground storage tanks.

Local to Mountain View, confirm permit history and any city-specific transfer rules with the City of Mountain View Building Division. For parcel data, recorded liens, and special tax districts, use the Santa Clara County Assessor and Recorder.

Seller timeline at a glance

Below is the typical sequence used in Mountain View. Contract terms vary, so confirm exact dates in your purchase agreement.

Pre-listing preparation: 1 to 6-plus weeks

• Gather records: permits, warranties, appliance manuals, receipts for major work, prior inspections, pest reports, and insurance claims.
• Consider pre-listing inspections to reduce surprises: general home, pest/termite, sewer scope, roof, HVAC, or other specialty inspections for older homes.
• For condos and PUDs: ask your HOA or management company about resale packet fees and timing, and order early if possible.

Why this helps: When you surface issues early, you can price accordingly, make targeted repairs, or disclose up front so buyers do not use findings as leverage later.

Listing and marketing: when the property goes active

• Provide seller disclosures early. Share the TDS, NHD, and lead disclosure if applicable. Make your disclosure packet easy to access in a digital folder.
• Keep your records organized so buyer agents and lenders can review quickly.

Under contract and escrow

• Typical escrow length in Mountain View: 30 to 45 days.
• Common inspection period: 7 to 17 days, depending on the contract.
• Typical sequence after acceptance:
  1. Buyer opens escrow and deposits earnest money.
  2. Buyer orders inspections during the inspection period: general home, termite, sewer scope, and any needed roof, HVAC, chimney, foundation, pool, or specialty tests.
  3. HOA resale packet is requested by the seller or listing agent for condos and PUDs. Turnaround is often about 10 business days and can range 10 to 30 calendar days. Expedited options may be available for a fee.
  4. Buyer reviews inspections and the HOA packet, then negotiates any repairs, credits, or price adjustments if contingencies apply.
  5. Lender orders appraisal and processes the loan. For condos, the lender may review the HOA’s financials and insurance, which can add time if documents are incomplete.
  6. Contingencies are removed, loan is cleared, you complete the final walkthrough, and escrow closes.

Who pays for which reports

Payment is determined by your contract and local custom.

• HOA resale packet fees are often covered by the seller, but confirm in your agreement.
• Pest, sewer, and other inspection costs can be seller or buyer expenses based on negotiations.
• Clarify all allocations in the purchase agreement before you go under contract.

Build a clean disclosure folder

A well-organized folder builds trust and speeds underwriting. Create a digital folder with clear subfolders and a simple index sheet summarizing key items.

• Permits and final approvals for remodels and additions
• Receipts and invoices for major work: roof, HVAC, foundation, seismic, drainage
• Warranties and appliance manuals
• Past inspections: general home, termite, sewer scope
• Insurance claims history and declarations
• Utility cost snapshots
• Photos showing before-and-after for repairs or upgrades
• Notices from agencies regarding code issues or prior citations
• For condos and HOAs: CC&Rs, bylaws, budget and reserve study, recent meeting minutes, insurance declarations, and assessment history

For older single-family homes

• Foundation and engineering reports
• Seismic retrofit or bracing documentation
• Roof replacement dates and warranties
• Electrical panel upgrades and removal of older wiring types
• Plumbing updates and water heater age
• Past termite treatments and repair invoices
• Drainage improvements and any flood history

For condos and HOAs

• Order the resale packet early. Include CC&Rs, bylaws, rules, current operating budget and financials, reserve study summary, and master insurance declarations.
• Include the past 12 months of board minutes, disclosures of any pending litigation, and details on any special assessments.
• Note occupancy limits, rental restrictions, and known deferred maintenance.
• Keep contact info for the management company and board for lender follow-up.

Quick-grab items buyers often request

• Latest property tax bill and parcel map
• Special tax district notices
• Appliance receipts and warranties
• A brief summary of major system ages and remodel dates

Avoid delays with early prep

Delays often come from incomplete HOA packets, unpermitted work, structural surprises, sewer line issues, or condo lender requirements. Here is how to solve them ahead of time.

• Order HOA packets at listing or immediately after acceptance. Budget for a 10 to 30 calendar day window unless your HOA confirms faster service.
• Consider pre-listing inspections for termite, sewer, roof, and a general home check. Sharing recent reports reduces surprise findings and speeds contingency removal.
• If you know about unpermitted work, research the permit history with the City of Mountain View Building Division early. Decide on remediation or clear disclosure before you go live.
• For big-ticket items, get contractor bids or scopes in advance. Presenting estimates allows you to offer a credit or plan repairs without stalling escrow.
• For condos, confirm the HOA’s financials and insurance are current. If there is litigation or a special assessment, disclose it early and prepare a short summary for buyers and lenders.

Practical outcome: When you disclose proactively and provide a clean document set, buyers tend to negotiate less, remove contingencies faster, and proceed with more confidence.

Mountain View seller checklist and timing

Use this quick checklist as you plan your sale.

• 4 to 6-plus weeks before listing: gather permits, receipts, warranties, and prior reports. Decide on pre-listing inspections.
• 2 to 4 weeks before listing: complete key inspections, make targeted repairs or set pricing strategy based on findings. For condos, order the HOA resale packet.
• At listing: publish TDS, NHD, and lead disclosure if applicable. Share your organized disclosure folder with buyer agents.
• After acceptance: confirm inspection timelines and HOA packet status. Track lender requests, especially for condos.
• Before contingency removal: respond to repair requests with documentation and, if needed, credits based on pre-obtained bids.
• Closing prep: confirm all contingencies are removed, loan is clear to close, and schedule final walkthrough.

Local resources

• State rules and forms overview: California Department of Real Estate
• Statewide forms and practice guidance: California Association of REALTORS
• Lead safety for pre-1978 homes: EPA lead guidance
• Mountain View permits and building: City of Mountain View Building Division
• Parcels, taxes, and recorded documents: Santa Clara County Assessor and Recorder

Ready to sell with confidence

With smart preparation, your Mountain View sale can move smoothly from offer to close. Organize early, disclose clearly, and anticipate lender and HOA needs so buyers feel confident and timelines hold. If you want a tailored plan and hands-on coordination, schedule your next step today.

Schedule a Free Consultation with Unknown Company.

FAQs

When should I order HOA resale documents for a Mountain View condo?

• Order as early as possible at listing or right after acceptance, since delivery commonly takes 10 to 30 calendar days and can impact lender reviews.

Who usually pays for the HOA resale packet in Mountain View sales?

• It varies by contract, though sellers often pay the HOA packet fee; confirm the allocation in your purchase agreement before going under contract.

Should I do pre-listing inspections for a Mountain View home?

• Often yes, especially for older homes; termite, sewer scope, roof, and general inspections reduce surprises and help you price or credit strategically.

What issues most often delay escrow in Mountain View?

• Late HOA packets, lender condo approvals, unpermitted work discoveries, and major structural or sewer findings uncovered near the end of the inspection period.

How long does escrow usually take for Mountain View homes?

• Typical escrows run 30 to 45 days, though shorter or longer periods are common depending on buyer financing and mutual agreement.