A sale agreement is getting closer, and you need to know which city paperwork belongs ahead of it. In San Fernando, the answer is yes: you need a Residential Property Pre-Sale Inspection and Report before entering into an agreement to sell or exchange a residential property.
This involves an inspector coming inside and outside the property. A separate certificate of compliance checks for unpermitted construction, code violations and specified safety equipment, including earthquake-actuated gas shut-off valves. The report and certificate have different deadlines, so treat them as separate documents when planning your sale.
What does San Fernando require before a sale agreement?
San Fernando requires the owner or an authorized agent to obtain the city’s pre-sale report before entering into an agreement of sale or exchange.
The requirement appears in section 18-186 of City Code chapter 18, article VIII. Sections 18-183 through 18-194 establish the Residential Property Pre-Sale Inspection and Report Program under Ordinance 1608.
The city’s program page tells sellers to submit an application and obtain the resulting report before selling. The code gives the more specific deadline: before the agreement.
The program covers residential properties within the city with one or more dwelling units. Hotels, motels, mobile homes and mobile home parks are excluded. Its stated purpose is to give purchasers knowledge of city records, unpermitted construction and unlawful conditions identified through inspection.
Don’t assume another city’s report process describes this one. The Redondo Beach residential building report is a useful comparison because it is based on records. San Fernando requires a physical inspection as well.
What will the city inspector check?
The building official reviews pertinent city records and inspects both the interior and exterior for compliance with housing and property maintenance standards.
Section 18-187 requires both parts of that review. The standards draw on the city’s adopted health, safety and technical construction codes, its property maintenance standards and State Housing Law. The building official is the Community Development director or a designee, and Building and Safety conducts the residential pre-sale inspections.
Once the building official sends a written request, the owner or agent must provide inspection access within ten working days. The owner or agent must also notify tenants of the inspection in accordance with state law. Additional inspections by other city departments or agencies with jurisdiction may be required.
If the property is occupied, include access and tenant notice in your planning. The city visit is more than a review of documents you submit.
For a separate look at preparing a property before listing, see the pre-listing inspection guide. Keep that preparation distinct from obtaining San Fernando’s required city report.
How do you apply, and what fee does the form show?
You must complete the application in person at City Hall, and the city’s CDD-044.3 form dated 07/2026 shows a $345 fee.
The Residential Inspection Upon Resale Application asks for owner and agent information, the property address, house square footage, bedrooms, bathrooms, stories, occupancy, zoning and use. It also includes contractor information and a choice of mail or email for transmitting inspection results.
The owner, real estate agent or another authorized agent files the application accompanied by a fee. Fees can change, so you should confirm the amount with the city.
Contact Community Development at 117 Macneil Street, San Fernando, CA 91340, by phone at (818) 898-1227 or by email at [email protected].
The Building and Safety page lists counter hours Monday through Thursday from 8:30 am to 12:30 pm. Inspections are conducted Monday through Thursday from 8:30 am to 11:30 am. Ask about scheduling when you apply.
When is the report issued, and what does it contain?
The building official must issue the written report within 20 business days after the inspection, and it remains valid for six months from issuance.
That clock starts with the inspection, not the application. The code’s report deadline therefore doesn’t tell you how long the entire application process will take. Plan around the required report before agreeing to the sale, and ask the department about the inspection appointment.
Under section 18-188, the report identifies the property’s address and legal description, zoning, permitted dwelling units and permitted bedrooms in each dwelling unit or guesthouse. It summarizes building and technical permits, their issuance dates and final approval dates, along with variances, use permits and other legislative acts of record.
It also identifies unpermitted construction, lists housing and property maintenance violations observed during the inspection, and identifies missing equipment or safety items required for the certificate.
Read those entries against the property you intend to sell. If unpermitted construction appears, use the California unpermitted-work disclosure guide for that separate subject, and ask the city what correction is needed under this program.
What does the certificate of compliance check?
The certificate checks for the absence of unpermitted construction and observed code violations, plus five categories of equipment and safety measures.
Section 18-190 allows the certificate to be issued with the report when those conditions are met, subject to the building official’s approval. Receiving a report alone doesn’t mean a certificate was issued with it.
The safety categories are:
- Smoke alarms in sleeping rooms and the corridor or area serving them, with alarms on each story and in a basement where applicable, plus carbon monoxide alarms installed consistently with the applicable codes.
- Earthquake-actuated gas shut-off valves in dwellings containing fuel gas piping, and water heater tanks secured with seismic restraints consistent with the plumbing code.
- Ground fault circuit receptacles inspected, repaired as needed or installed in place of non-GFCI receptacles in rooms with sinks, tubs or showers.
- Pools and spas enclosed by fencing at least five feet high with self-closing and self-latching gates, and safety covers on every drain inlet.
- Impact-resistant safety glazing in hazardous locations specified by the building code, including the listed door and bathing enclosure locations.
The earthquake items are explicit in section 18-190(a)(3)(b). For related context, see the earthquake retrofit guide.
Can the certificate be obtained after the sale?
Yes, section 18-191 allows the certificate to be obtained from six months before the sale through six months after it.
The building official may extend that period for good cause. This certificate window is separate from the requirement to obtain the report before entering the sale agreement.
If the certificate isn’t issued with the report, section 18-190(b) provides a re-inspection path. After correcting unpermitted construction or other violations and providing the required equipment and safety measures, the owner or authorized agent may request re-inspection upon payment of a re-inspection fee. The official then issues the certificate after confirming the required conditions.
Settle with your agent or attorney, in the sale contract, who will handle and pay for any corrections identified for the certificate. Discuss identified corrections and the certificate timing before making arrangements for the sale. The later certificate deadline should not be treated as permission to postpone the earlier report requirement.
What must you deliver to the buyer?
You must deliver the pre-sale report to the buyer or an authorized recipient before the sale is consummated.
Section 18-189 permits delivery to the buyer or transferee, their real estate agent, escrow company or another authorized agent. The buyer or agent signs a receipt on a city-approved form, which must reach the building official within ten business days of execution. The city will not accept a signed waiver instead of that receipt.
Keep report delivery and the signed receipt on your transaction checklist. General disclosure questions are covered in the California seller disclosure guide.
The code also says preparation and delivery of the report or certificate impose no liability on the city for errors or omissions. Read the documents and follow up on entries that need clarification.
The short version
San Fernando requires a city inspection and pre-sale report before you enter a sale agreement, with a separate certificate of compliance on its own timetable.
Apply in person, arrange interior and exterior access, and allow for the report’s issuance period after inspection. Confirm the fee, review any corrections and make sure the buyer’s receipt reaches the city.
To put the sale preparation in context, start with the home value tool.
Common questions
Is San Fernando's pre-sale report based on a real inspection?
Yes. The building official reviews city records and inspects the property's interior and exterior for compliance with housing and property maintenance standards.
How long is the pre-sale report valid?
The report is valid for six months from its issuance date. The building official must issue it within 20 business days after the inspection.
Must the certificate of compliance be obtained before closing?
Section 18-191 allows the certificate to be obtained from six months before the sale through six months after it, unless the building official extends the period for good cause. The report has a separate deadline before entering a sale agreement.
What happens if the city does not issue a certificate?
After correcting the conditions identified under section 18-190 and paying a re-inspection fee, the owner or authorized agent may request re-inspection. The building official issues the certificate after confirming the required conditions.
Who handles the application?
Contact Community Development at (818) 898-1227 or [email protected]. The city says the application must be completed in person at City Hall, 117 Macneil Street.
