Are you wondering how to get your San Francisco home market-ready in just a few months? You want a plan that covers what to fix, which documents to pull, and how to time showings without last-minute surprises. In this guide, you will get a clear 90, 60, and 30 day timeline tailored to San Francisco, including disclosures, inspections, and local rules that affect your schedule. Let’s dive in.
90 days out: plan, survey, hire
At three months, you set the strategy. Choose your listing agent, align on pricing goals, and review a comparative market analysis to decide where to invest time and budget. This is also the best window to order early inspections, gather permits and records, and line up vendors.
Order early inspections
Pre-listing inspections help you avoid renegotiation and delays. In San Francisco, consider:
- General home inspection to flag safety and system issues.
- Termite and wood-destroying pest inspection, since lenders often require clearance.
- Roof and chimney inspection if the roof is older.
- Sewer scope for older sewer laterals, which many buyers ask about.
- Seismic or soft-story evaluation for multi-unit wood-frame buildings, if applicable.
Inspections typically schedule within 3 to 14 days. If results suggest repairs, you will have time to fix issues before photos and showings.
Gather key documents
Start collecting records now since some take weeks to obtain. Focus on:
- Building permit history and final inspection records from the San Francisco Department of Building Inspection (DBI).
- Past inspection reports, contractor invoices, appliance manuals, recent utility bills, and tax records.
- HOA or condo resale packet request if applicable. These often take 7 to 14 days and include CC&Rs, bylaws, financials, and minutes.
- Lease agreements and tenant correspondence if tenant-occupied.
Unpermitted work must be disclosed, so permit history is important. If retroactive permits are needed, the process can add weeks or more.
Decide scope and budget
Use your market analysis to set priorities. Aim to correct safety, structural, and system issues first, such as electrical hazards, gas leaks, roof leaks, active pest activity, or sewer problems. Then consider targeted cosmetic updates like paint, lighting, landscaping, and partial staging.
Evaluate permits and tenant rules
If repairs involve structural, plumbing, electrical, or major HVAC work, you likely need permits from DBI. Plan for plan checks and final inspections on the back end. If you have tenants, review San Francisco Rent Board rules before making access plans, renovation decisions, or move-out requests. Tenant protections can significantly affect timing and showings.
60 days out: execute repairs and paperwork
At two months, you move into action. Complete major repairs, pull or finalize permits where needed, and begin assembling your disclosure package.
Finish priority repairs
Work with licensed contractors to resolve safety issues and complete any lender-sensitive repairs, such as active termite treatment or structural damage. If permitted work may not finish by your target list date, keep detailed documentation and be ready to disclose status to buyers.
Prepare required disclosures
California sellers prepare a standard set of disclosures that buyers and lenders expect to see:
- Transfer Disclosure Statement, which covers known property conditions.
- Natural Hazard Disclosure, a report that indicates flood, fire, or seismic zones.
- Lead-based paint disclosure for homes built before 1978, along with the federal pamphlet.
- Any known environmental hazards or other statutory items that apply.
For condos or HOAs, order the full resale packet. Build in time for administrative processing, and budget for the association’s document fees.
Line up presentation and marketing
Interview and schedule your stager, cleaner, and landscaper now, then set tentative dates for photos and video. Professional staging and media often require 1 to 2 weeks of lead time, and photos happen after staging and a deep clean. Start planning your broker preview or first open house window.
Verify safety items
Check that smoke and carbon monoxide detectors are installed and working. Confirm water heater seismic strapping. These items are commonly checked by buyers and lenders and are inexpensive to correct now.
30 days out: finish and launch
The final month is about polishing, packaging, and going to market with confidence.
Final cosmetic touches
Complete paint touchups, declutter, and do a deep clean. Set landscaping for curb appeal and schedule staging installation. This is also the time to handle small handyman fixes that affect first impressions.
Photos, tours, and showings
Book photography, floor plans, and a Matterport or virtual tour after staging is in place. Place lockbox and plan signage. If tenant-occupied, finalize a lawful access schedule based on lease terms and local rules.
Finalize documents and logistics
Compile inspection reports, permit history, and disclosures into an easy package for buyers. Confirm your escrow and title company, then be ready to open escrow once under contract. Arrange moving estimates, storage, mail forwarding, and utility transfer so you can deliver possession on time.
Costs and timing to expect
Every property is unique, but these common ranges help with budgeting in San Francisco:
- General home inspection: about $400 to $800.
- Termite inspection: about $75 to $250. Active treatment and repairs can range from $1,000 to over $10,000.
- Sewer scope: about $250 to $600.
- Interior paint refresh: about $2,000 to $10,000 based on size.
- Staging, partial: about $1,500 to $6,000 per month, more for full staging.
- Landscaping refresh: about $500 to $5,000.
- Roof repairs: about $500 to $10,000, full replacement is higher.
- Kitchen refresh vs. full remodel: cosmetic refresh from about $5,000, full remodel $50,000 or more.
Permit plan checks and inspections vary by scope. DBI timelines can run weeks to months for larger projects, so start early if permits are needed.
San Francisco rules that affect sellers
City and state rules shape your timeline. Plan for these items during the first month of prep:
- DBI permits and records. Gather your permit history and final inspections. Disclose any unpermitted work. Retroactive permits may be possible, but can require bringing work up to current code.
- Tenant protections. If selling a tenant-occupied property, San Francisco Rent Board rules apply to notices, buyouts, and access. Build extra time into your schedule.
- Documentary Transfer Tax. San Francisco charges a documentary transfer tax that is typically a seller closing cost. Confirm the rate for your expected sale price and plan it into your net sheet.
- HOA and condo packets. Buyers and lenders expect CC&Rs, bylaws, budgets, reserves, and meeting minutes. Order early to avoid delays.
- Safety standards. Verify smoke and carbon monoxide detectors and water heater strapping. Address active termite or structural issues, since many lenders require resolution before funding.
How escrow timelines shape your plan
Typical Bay Area escrows run about 21 to 45 days. Inspection contingencies are often 7 to 17 days, while appraisal and loan contingencies commonly run 21 to 24 days. Lender appraisals can take 7 to 14 business days from order. If you do more pre-listing work and provide a complete disclosure package, you may see shorter contingencies and a smoother path to close.
In a hot seller’s market, some sellers choose to sell as-is, accept shorter inspection periods, or both. In a balanced or buyer’s market, completing key repairs and providing upfront inspections can reduce negotiation risk and speed closing. Your agent can help you match the plan to current conditions.
Common pitfalls to avoid
A little planning can save weeks later. Watch for these issues:
- Unpermitted work discovered by the buyer or lender, which triggers retroactive permits or escrow holdbacks.
- Active termite activity or sewer lateral failures that must be fixed before funding.
- Tenant disputes or notice timing that complicate access or possession.
- Delayed HOA resale documents that push out contingency timelines.
- Open DBI code cases or violations that must be resolved before recording.
At-a-glance 90, 60, 30 day checklist
Use this simple checklist to keep your prep on track.
90 days out
- Choose your agent and pricing strategy.
- Order general, termite, roof, sewer, and other relevant inspections.
- Pull permit history from DBI and gather past invoices and reports.
- Request HOA resale packet if applicable.
- Review tenant status and access plans under Rent Board rules.
- Decide repairs, upgrades, staging, and budget.
60 days out
- Complete priority and lender-sensitive repairs.
- Pull or finalize permits as needed and schedule DBI inspections.
- Prepare TDS, NHD, lead disclosure, and any other required forms.
- Confirm HOA packet delivery and review contents.
- Book stager, cleaner, landscaper, and photographer.
- Verify smoke and CO detectors and water heater strapping.
30 days out
- Complete paint touchups, deep clean, and staging.
- Capture photos, video, floor plans, and virtual tour.
- Finalize disclosure package and inspection reports for buyers.
- Set showing plan and signage, and place lockbox.
- Confirm escrow and title, then prepare keys and codes.
- Arrange utilities, movers, storage, and mail forwarding.
Why plan with a local team
San Francisco has unique building, tenant, and HOA factors that change how you prep a listing. A coordinated plan helps you protect your timeline and your price. With in-house marketing and staging support, plus integrated mortgage services, a single team can keep all the moving parts on schedule.
If you are ready to map your 90 day path to market, reach out to the family team at Now Homes for a local plan and a valuation of your home.
FAQs
How long does it take to get market-ready in San Francisco?
- Minor cosmetics and inspections often fit into 2 to 6 weeks, while permitted or structural work can extend to several months depending on DBI timelines and contractor schedules.
Which inspections should I order before listing my SF home?
- A general home inspection, termite inspection, and sewer scope are common, with roof, chimney, HVAC, or electrical panel checks added for older systems or roofs.
What disclosures are required for California home sellers?
- Plan for a Transfer Disclosure Statement, Natural Hazard Disclosure, and a lead-based paint disclosure for homes built before 1978, along with any other applicable statutory items.
Do I need permits for work I did years ago?
- You must disclose unpermitted work. Buyers or lenders may ask for retroactive permits or corrections, which can require bringing work up to current code and may impact timing.
How do tenant protections affect a sale in San Francisco?
- You must follow San Francisco Rent Board rules for access, notices, and any buyouts or move-out plans. Showings and possession timing often require more lead time.
What is the San Francisco Documentary Transfer Tax?
- It is a city tax due at recording, usually paid by the seller, with rates that vary by sale price. Factor it into your closing costs and net sheet early in the process.
