Buying a home in San Diego involves a lot more than putting in an offer and securing financing. You’ll need to follow California’s legal requirements for residential transactions, meet contract timelines, and review a specific set of disclosures, some of which are unique to the region.
Whether you’re buying your first home or your fifth, knowing the process ahead of time can help you avoid surprises before and after closing.
Basic Legal Steps Every San Diego Buyer Must Follow
California law requires a written purchase agreement signed by both parties. This contract must clearly define the price, the property, and the terms. Buyers and sellers must act in good faith, which means no coercion or manipulation, and both parties must fulfill the obligations set out in the contract.
The home must be transferred with clear title. That means any outstanding loans or liens need to be resolved before closing. This part is usually handled through escrow, which acts as a neutral third party to manage funds, verify paperwork, and record the transfer once everything is complete.
Your Home Inspection Rights
Even when a property is sold “as is,” you still have the right to inspect it. Most San Diego buyers use this time to order a general home inspection along with other reports, such as roof, pest, or sewer line evaluations. The California Residential Purchase Agreement includes a specific window for these inspections. You can use that time to cancel the deal, request repairs, or negotiate the price based on what the reports reveal.
You’re not required to order any particular inspection, but skipping them entirely can leave you on the hook for expensive repairs. If you’re using assistance programs or buying in a wildfire zone, an inspection may be required before your loan can be approved.
Disclosures San Diego Sellers Must Provide
Every home sale in California requires a Transfer Disclosure Statement (TDS). This document covers known issues that could affect your decision to buy, such as roof leaks, past flooding, or unpermitted work. A Natural Hazard Disclosure (NHD) is also mandatory. It tells you if the property sits in a flood zone, fire hazard area, earthquake fault zone, or other high-risk location.
In San Diego, you’ll also likely receive a Local Area Disclosure. These disclosures cover region-specific issues such as airport noise, coastal erosion, nearby military activity, or historic district restrictions. Not every home is affected by these, but sellers must report them if they apply.
Special Rules for Wildfire Zones in San Diego County
If you’re buying a single-family home or small multifamily unit in a mapped High or Very High Fire Hazard Severity Zone, new disclosure laws apply. The seller must tell you which fire-resistant features the home has, and starting in July 2025, they’ll also have to provide a list of recommended low-cost retrofits.
These wildfire disclosures are part of a growing effort to improve safety without putting the entire burden on buyers. Still, you’ll want to check whether the home qualifies and what upgrades might be needed before you close.
Programs That Help With Down Payment and Closing Costs
First-time buyers may qualify for local or statewide assistance programs. In San Diego, the Housing Commission offers deferred-payment loans and closing cost grants to eligible buyers. These programs have income caps, purchase price limits, and rules about the type and location of the home.
If you’re buying in the city of San Diego, your property must fall within the program’s boundaries and meet all inspection and zoning requirements. Homes that are tenant-occupied or used as rentals are generally not eligible.
You may also qualify for support through San Diego County or CalHFA, the statewide financing authority. These programs can help you reduce your upfront costs, but each one has different eligibility rules. If you’re unsure what you qualify for, work with a real estate professional who has experience navigating local assistance options.
What Isn’t Regulated by Law but Still Matters
Some of what buyers worry about isn’t governed by regulation. For example, older homes in central San Diego may need upgrades to plumbing or HVAC systems, but there’s no legal requirement to bring them up to modern standards unless you’re planning a major remodel.
Things like school districts, walkability, or commute times won’t show up on any official disclosure forms, but they’re still worth considering. These are livability issues—not legal barriers, but they can affect long-term satisfaction with your purchase.
Know the Rules Before You Buy
The rules and regulations for buying a home in San Diego aren’t designed to complicate the process. They exist to give you transparency, protect your rights, and help you make a sound investment. From contract terms and wildfire disclosures to local inspection requirements and first-time buyer programs, the more you know ahead of time, the smoother the transaction will go.
If you’re preparing to make an offer, get pre-approved, request all required disclosures, and be ready to act during your contingency window. And if you need a thorough inspection to support your purchase or qualify for financing, we’re ready when you are.