Please read this first
No attorney or CPA has reviewed this guide. It is general information, and I can't give legal, tax, lending or financial advice. Ask your own attorney and CPA before you act on anything here.
I'd rather you see this list before your offer than after. Which items apply depends on the property. City rules here cover Newport Beach and Laguna Beach.
Natural hazard report
The seller gives you the Natural Hazard Disclosure, or NHD, when a hazard zone must be disclosed. The state form covers hazards such as flood, fire and earthquake zones.
If the NHD reaches you after you sign an offer, the law may give you a short time to cancel in writing, so ask your attorney.
Four maps to pull yourself
| Map | Where to get it | What it tells you |
|---|---|---|
| Flood | FEMA Flood Map Service Center | Your flood zone. FEMA says no zone is free of risk. |
| Tsunami | California Geological Survey | Hazard areas for local evacuation plans. |
| Seismic | EQ Zapp | Fault zones, landslide zones, and liquefaction zones, where shaking makes wet soil lose strength. |
| Fire | CAL FIRE viewer | The lot's fire hazard zone. |
City records
In Newport Beach, the Residential Building Report holds permit history and zoning, so ask if the seller has one.
Laguna Beach city code calls for a Real Property Disclosure before a sale agreement. It covers unpaid city utility charges and the allowed use, occupancy and zoning. If you are buying, ask for it before you write. If you are selling, ask the city when you need it, and request it early through the city's permit portal.
Coastal permits
Projects in the Coastal Zone can need a coastal development permit, or CDP. Newport Beach has an address lookup for the zone. Ask for the file on past work to see what was approved, and ask for the permit on any seawall.
Short-term rental permits
Newport Beach and Laguna Beach both limit short-term rentals, and the rules differ by zone and address. A permit may not simply pass to a new owner in Newport Beach or Laguna Beach. Ask each city what applies to the home, and by when, before you count on rental income.
HOA documents
In a homeowners association, or HOA, expect a packet from the seller before closing. It can include:
- governing documents and any rental ban
- budget and financial reports
- current dues, assessments and unpaid amounts
- open violation notices and defect lists
- board minutes, if requested
Insurance quotes
Ask a licensed insurance agent or broker. Homeowners policies usually exclude flood, earthquake and earth movement. The state says to base the house limit on rebuild cost, whatever the purchase price or market value.
If a regular insurer won't cover you, the California FAIR Plan may be an option. It is a limited fire policy, so ask what it leaves out.
The contingency period
A contingency is a condition in your offer that can let you cancel. It can cover things such as your loan, inspections and insurance, so check which ones your offer has.
The state Department of Real Estate says a good faith deposit is typically 1% to 3% of the price. It also says you can lose that deposit if you cancel for a reason not in the offer.
The deadlines come from your contract, so read them before you sign. Removing a contingency should be in writing.
Written in November 2026. Rules change, so confirm anything important with the official source.
