Selling your Pasadena condo soon? The fastest way to top dollar is to prepare the right things in the right order. You want a smooth sale, fewer surprises in escrow, and buyers who feel confident from day one. This step-by-step checklist shows you exactly how to organize disclosures, gather HOA documents, handle smart repairs, and present your home beautifully, all with Pasadena’s condo landscape in mind. Let’s dive in.
Start with required disclosures
Prepare California seller forms
Begin your packet with the standard California property disclosure forms. These cover known issues such as past leaks, plumbing or electrical problems, roof or window concerns, and any insurance claims that affected your unit or the building. Your agent will guide you to the forms commonly used in California and help you complete them accurately. Completing these early builds buyer trust and speeds up offers.
Complete hazard and lead-based disclosures
Include a Natural Hazard Disclosure for state-mapped risks like earthquake faults, flood zones, and fire hazard areas. If your condo was built before 1978, add the federal lead-based paint disclosure. Buyers expect these documents up front, and lenders depend on them during underwriting.
Document material issues clearly
If you know of water intrusion, mold, pest damage, or significant repairs, disclose them in writing and include any related reports or receipts. When possible, complete repairs before listing and attach proof. Clear documentation reduces renegotiation risk during escrow.
Confirm city or building requirements
Ask your agent about any Pasadena-specific requirements that might apply to your building, such as retrofit programs or permits that need to be disclosed. If your HOA has a policy on resale or estoppel certificates, note the process and typical turnaround time. A quick check now can prevent closing delays later.
Gather HOA and building documents early
Core HOA packet to request
Order the complete HOA packet before you list. Aim to include:
- CC&Rs, bylaws, and articles of incorporation
- Current budget and recent financial statements
- Reserve study or reserve fund policy
- Board meeting minutes, ideally the most recent 12 months
- Master insurance certificate and summary
- Rules and regulations, including parking, pets, rentals, and noise
- Management company details and any management agreements
- Litigation disclosure for any pending lawsuits
- Notices about special assessments, capital projects, or retrofits
- Transfer or estoppel details, including dues, delinquencies, and transfer fees
- If tenant-occupied, copies of lease(s)
Why it matters to buyers and lenders
Buyers evaluate your unit and the financial health of the association at the same time. Low reserves, active litigation, or upcoming assessments can change a buyer’s interest and a lender’s approval. A clean, complete packet gives buyers confidence and helps you avoid escrow delays.
Timing and fees to confirm
Some HOAs and management firms need several business days to prepare documents. Order early and verify any seller fees on transfer, such as capital contributions or move-in/move-out fees. Also confirm rules for listing signage and photographing amenities, since many associations limit both.
Inspect and tackle smart repairs
Targeted pre-list inspections
A general home inspection focused on your unit’s interior systems can flag issues you can fix before buyers find them. In California, many escrows include a wood-destroying pest inspection, so getting ahead of it can help. If you’ve had leaks or moisture, consider a mold/moisture evaluation. Add service checks for HVAC and the water heater.
High-ROI fixes for condos
- Stop any active leaks and repair water stains
- Service or replace malfunctioning appliances and lighting
- Patch and paint in neutral colors to refresh spaces
- Re-grout and re-caulk in kitchens and baths; update dated hardware
- Confirm smoke and carbon monoxide detectors are installed and working
- Declutter closets and cabinets to showcase storage
Save big remodels for later
Avoid major renovations right before listing unless your agent advises them for a specific pricing goal. In many cases, clean presentation and modest upgrades deliver stronger returns than large projects. Keep your focus on repairs that reduce risk and elevate first impressions.
Stage, photograph, and market the right way
Photo and virtual tour prep
Plan professional photos after repairs and staging are complete. Capture bright interior shots, the building exterior, lobby and amenities, a clear floor plan, a 3D or video tour, and twilight images where useful. Include photos of assigned parking space(s), storage, and secure entry, since buyers weigh these heavily in Pasadena.
Staging tips for smaller spaces
Emphasize open sightlines by removing bulky furniture. Use light, neutral tones to brighten and visually expand rooms. Keep closets and built-ins partially filled and organized so storage feels generous, not cramped. On balconies and patios, stage simple seating to highlight outdoor living.
Coordinate amenity access and rules
Ask the HOA for permission to photograph interior amenities and clarify any restrictions on drone or exterior photography. Confirm rules about open houses, signage, and use of common areas for staging. Good coordination shows buyers a respectful, well-managed building.
Price with HOA factors in mind
What to compare in comps
Focus on recent sales within the same building or HOA first, then expand to similar Pasadena communities like Old Pasadena, South Pasadena, San Marino, and Altadena when needed. Adjust for floor level, view, private outdoor space, parking and storage assignments, reserves, and any rental or pet rule differences. Also consider the effect of monthly dues and recent capital projects on buyer demand.
Underwriting sensitivities to watch
Some lenders scrutinize projects with low owner-occupancy, active litigation, or weak reserves. These factors can limit the buyer pool and affect pricing. Build your strategy with real-time comps and a clear read of the HOA’s financials.
Plan showings with HOA rules in mind
Showing logistics
Make showings easy. Use a lockbox, tidy up before each appointment, and secure valuables. If tenant-occupied, coordinate showings within lease terms and local rules. Provide buyer agents with clear instructions for building entry, parking, and any concierge or code access.
Open house and signage rules
Many HOAs limit exterior signage, door hangers, and common-area use for events. Confirm what is allowed before scheduling. If signage is restricted, bolster digital marketing and agent outreach to drive traffic.
Virtual showings
Offer a 3D tour or live video walk-through to help out-of-area buyers or anyone navigating access rules. Virtual options reduce the number of in-person showings while keeping qualified interest high.
Timeline: 4 to 6 weeks to launch
3 to 6 weeks before listing:
- Hire your listing agent and review a preliminary pricing analysis
- Request the full HOA packet and start your disclosure forms
- Order a pre-list inspection and pest inspection if desired
- Begin repairs for any significant issues
1 to 3 weeks before listing:
- Complete paint and cosmetic updates; deep clean and declutter
- Stage rooms and confirm HOA rules for signage, open houses, and photography
- Schedule professional photos, floor plan, and virtual tour
3 to 7 days before listing:
- Final walkthrough to confirm staging and cleanliness
- Assemble the digital seller packet: disclosures, HOA docs, repair receipts, warranties
- Install lockbox and prepare the MLS launch
Listing day and first open house:
- Make the HOA summary and key disclosures readily available
- Ensure your agent can promptly share the full HOA packet on request
Avoid common pitfalls
- Incomplete HOA packet or hidden litigation: Request documents early and review minutes, financials, and any legal matters with your agent.
- Surprise assessments after you accept an offer: Verify upcoming capital projects and share any notices in your listing packet.
- Water intrusion found during escrow: Pre-inspect, repair where possible, and document the work. If not repaired, disclose clearly and price accordingly.
- Marketing hampered by HOA rules: Confirm restrictions early and lean into high-quality photos, virtual tours, and targeted agent outreach.
- Escrow delays from transfer or unpaid dues: Confirm transfer fees and request estoppel details early in the process.
Ready-to-go document checklist
Ownership and transactional:
- Deed, preliminary title report if available, and mortgage payoff info
Property condition and disclosures:
- Completed California disclosure forms, Natural Hazard Disclosure, lead-based paint (if applicable)
- Pre-list inspection and pest reports, plus repair receipts and warranties
HOA/building packet:
- CC&Rs, bylaws, articles, current budget and financials
- Reserve study, last 12 months of meeting minutes
- Master insurance summary, rules and regulations
- Management contacts, estoppel/transfer details
- Notices of assessments, rental rules, move fees
Marketing materials:
- Professional photos, floor plan, virtual tour link
- Included personal property list and parking/storage documentation
- Utility info, keys and fobs, and building manager contacts
Selling a condo in Pasadena is simpler when you prepare the right documents, complete targeted repairs, and present your home at its best. If you would like a tailored plan, pricing analysis, and hands-on coordination of inspections, staging, and marketing, connect with Tony Dowdy for a local strategy that helps you sell with confidence.
FAQs
What disclosures do Pasadena condo sellers need?
- Expect California seller property disclosures, a Natural Hazard Disclosure, and a federal lead-based paint disclosure for homes built before 1978, along with any HOA-specific items.
Why should I order the HOA packet before listing?
- Early access to CC&Rs, financials, minutes, insurance, and litigation disclosures builds buyer confidence and reduces escrow delays.
Which pre-list inspections matter most for condos?
- A general home inspection, a wood-destroying pest inspection, and a moisture check if there is leak history help you fix issues before buyers discover them.
How do HOA dues and reserves affect my price?
- Higher dues, low reserves, special assessments, or strict rental rules can reduce demand, so adjust pricing using comps within the same building or similar HOAs.
What staging and photos do condo buyers expect?
- Bright interior shots, building and amenity photos, a floor plan, and a 3D tour, plus organized storage, neutral paint, and simple, space-enhancing staging.
How do HOA rules impact showings and open houses?
- Many HOAs restrict signage, common-area use, and access logistics; confirm rules early and offer virtual showings to keep interest high.
