Yes. I’m Justin Borges, a licensed California real estate salesperson (CA DRE #01940318) with eXp Realty of Greater Los Angeles. I help sellers with Craftsman and older homes in Pasadena and Northeast LA, and I advise sellers to disclose known material conditions such as knob-and-tube wiring or failing old plumbing on the Transfer Disclosure Statement. The duty concerns what you actually know, not a guess, and the statement cannot be waived by selling as is. California Civil Code 1102 and 1102.1, checked 2026-11-06; Civil Code 1102.4, checked 2026-11-07.
A Craftsman can have a long record of repairs, partial upgrades and work done before you owned it. I would start with the records you have, then work through the forms with your agent and attorney. This guide is a practical starting point, not legal advice; your attorney can advise you on the facts of your sale.
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How do the disclosure forms fit together?
California’s transfer disclosure article, Civil Code 1102 et seq., applies to sales of single-family residential property subject to statutory exemptions. Section 1102(c) makes a waiver of the article’s requirements void, and section 1102.1 addresses an as-is sale. The article’s statutory form is in Civil Code 1102.6. The C.A.R. Transfer Disclosure Statement, checked 2026-11-07, follows that form and provides a place to describe property conditions. Its electrical and plumbing sections matter when you know of a problem with either system.
The Seller Property Questionnaire is another C.A.R. form used to provide property information. Read each question carefully with your agent. A form is not a substitute for an inspection, and a report is worth reading rather than simply filing away. If a contractor told you only part of the wiring was replaced, for example, distinguish that from a claim that the whole house was rewired.
Keep the electrician’s report and repair invoices with your completed Transfer Disclosure Statement. To talk through organizing your records before listing, call me at (213) 262-5092.
When should the buyer receive the statement?
Under Civil Code 1102.3, checked 2026-11-01, the statement is delivered as soon as practicable before transfer. If it is delivered after an offer has been executed, the buyer may terminate by written notice within three days after personal delivery or five days after delivery by mail or agreed electronic delivery.
That timing is a reason I like to begin gathering information before the listing is ready. Find the report, read the date and identify what it actually says. If you learn something new, bring it to your agent promptly and ask how it should be handled in the transaction. Do not fill a gap in your knowledge with an assumption about what lies behind plaster or under the floor.
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What should I know about old wiring and plumbing?
InterNACHI, checked 2026-11-07, describes knob-and-tube wiring as a system used in North America from about 1880 to the 1940s. The inspection association says it is not inherently dangerous, has no ground wire and should be evaluated by a qualified electrician. Its description is a starting point, not a diagnosis of your house. An electrician can assess the accessible system and explain the findings in a report.
The EPA’s service-line fact sheet, checked 2026-11-04, defines a galvanized service line as iron or steel dipped in zinc to prevent corrosion and rusting. Its definition concerns the line from the water main to the building inlet. It does not establish what material is inside a particular Craftsman. If a plumber has identified galvanized or cast-iron piping, preserve the description and ask which portions were examined, repaired or replaced. Separate from pipes, California Civil Code 1102.155, checked 2026-11-07, requires a seller to disclose in writing whether the home has plumbing fixtures that do not meet the water-conserving standards in Civil Code 1101.3 (for example a toilet that uses more than 1.6 gallons per flush), which 1101.4 required owners of homes built before 1994 to replace by January 1, 2017. Section 1101.7, checked 2026-11-07, lists exemptions; check whether any applies.
Keep the electrician’s evaluation and the plumber’s description together with the repair records. Our article on what a plumbing inspection can find in a Craftsman offers a closer look at preparing questions for the inspector. For help gathering the details of your own home, text me.
What about insurance and knob-and-tube wiring?
InterNACHI says many insurance companies refuse to insure houses with knob-and-tube wiring because of fire risk. Ask your insurance professional about your own policy and any documentation the company needs; an electrician’s evaluation can describe the system, while the insurer makes its own decision.
The California Department of Insurance, checked 2026-11-04, describes the FAIR Plan as an insurer of last resort after a diligent search in the traditional market. It says FAIR Plan policies do not cover perils such as theft or liability and that Difference in Conditions insurance is designed to fill those gaps. Ask an insurance professional about the terms and coverage for the property. Our Craftsman wiring and insurance guide provides more context.
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How can inspections help me prepare?
A pre-listing inspection gives you an opportunity to review an inspector’s observations while you are assembling your records. Walk through the report with the inspector and ask what was accessible, what was not examined and whether a specialist should evaluate a particular finding. A general inspection and a focused electrical or plumbing evaluation answer different questions. Our guide to specialist inspectors for an older house can help you plan that conversation.
For plumbing, consider asking a qualified inspector about a sewer lateral inspection as well as the supply and drain lines inside the home. If you have an earlier camera report, repair invoice or permit, give the inspector the context and keep the documents together. Note the difference between a past leak, the work performed and anything you know about the condition since that work. An inspector determines the scope and findings of the inspection.
Keep the inspection report, camera report and repair invoices together. Our guide to what repairs buyers ask for after a Craftsman inspection is a useful companion to this preparation. If you want to talk through your next step, call me at (213) 262-5092.
What other disclosures should a Craftsman seller discuss?
For housing built before 1978, the EPA lead disclosure rule, checked 2026-11-07, calls for the seller to provide the lead hazard pamphlet, disclose known lead-based paint and hazards, provide available records and reports, and include a Lead Warning Statement in the contract before the buyer signs. The buyer receives a 10-day opportunity for a paint inspection or risk assessment, which can be changed by written agreement or waived by the buyer. Gather old reports even if you do not know what a later inspection might find.
California also asks the seller to certify in writing that the home has an operable smoke alarm (Health and Safety Code 13113.8, checked 2026-11-07) and that the water heater is braced, anchored or strapped against earthquake motion (Health and Safety Code 19211, checked 2026-11-07); the Transfer Disclosure Statement includes both certifications. Check both before listing.
For a qualifying conventional light-frame dwelling of one to four units built before 1960, Government Code 8897.1, checked 2026-11-01, calls for the Homeowner’s Guide to Earthquake Safety and an earthquake hazards disclosure as soon as practicable before transfer, subject to exemptions. The disclosure concerns actual knowledge. The repairs guide covers the earthquake hazards disclosure in more detail.
Under Civil Code 1099, checked 2026-11-06, a seller or agent delivers a structural pest control inspection report as soon as practical before transfer when the report or certification is a condition of the contract or financing. A notice of completed work or certification received before transfer must also be furnished.
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What does Pasadena require before closing?
The City of Pasadena’s Presale program, checked 2026-11-07, calls for an owner to obtain a Presale Certificate of Completion or Certificate of Inspection before close of escrow for a single-family house and other listed property types. The completion route involves self-certification, including that there are no open code cases and no unpermitted construction, additions, conversions or accessory structures over the program’s stated threshold. The inspection route involves a city inspection.
In Bungalow Heaven or Garfield Heights, I would gather permit records for an enclosed porch along with the wiring and plumbing records. Pasadena’s historic district plans differ, so check the property’s district with the city before planning exterior work. Pull together your permit records and ask the city about the appropriate Presale process for your property. If you know of work whose permit history is unclear, tell your agent what you know instead of treating a missing record as proof either way. The city decides its presale process; your transaction disclosures address the information you have about the house.
Keep the permit records and Presale certificate with your disclosure paperwork. For help planning the listing around these steps, text me.
What should I do before I fill out the forms?
- Write down what you know and when you learned it. Separate your own observations from a contractor’s conclusions and identify anything you do not know.
- Collect permits, receipts, inspection reports and repair records. Keep the full report, including its limitations, with the supporting paperwork.
- Ask your agent how the transaction forms are organized. Bring the actual documents to that conversation.
- Answer every question truthfully. If new information arrives, discuss it promptly with your agent.
Our guide to preparing and pricing a Craftsman connects these steps with the rest of the listing plan. Preparing records early gives you time to understand the house you are presenting and ask the right professionals the questions that remain.
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Frequently asked questions
Do I have to disclose wiring that an electrician identified as knob-and-tube?
Yes. The Transfer Disclosure Statement addresses electrical conditions; report what you know and provide the electrician’s report.
Does selling as is remove the disclosure requirement?
No. California Civil Code 1102.1 says the disclosure statement cannot be waived in an as-is sale.
Should I disclose a plumbing leak that was repaired?
Yes. The Transfer Disclosure Statement addresses plumbing conditions; describe the known leak and repair, and provide the invoice and any inspection report.
Does a Pasadena Presale Certificate settle every disclosure question?
No. The city’s Presale program has its own certification or inspection process; include what you know about the house in your disclosures.
Must every seller provide a termite report?
No. Civil Code 1099 calls for delivery of a structural pest control inspection report when the report or certification is a condition of the contract or financing.
Should I get a sewer lateral inspection before listing?
Yes, consider one before listing. Ask a qualified inspector about the scope, then read and retain any report with your records.
If you are preparing a Pasadena or San Gabriel Valley Craftsman for sale, call me at (213) 262-5092 to discuss your next steps.
Sources
- California Civil Code 1102.155, checked 2026-11-07
- California Civil Code 1101.7, checked 2026-11-07
- California Health and Safety Code 13113.8, checked 2026-11-07
- California Health and Safety Code 19211, checked 2026-11-07
- California Civil Code 1102 and 1102.1, checked 2026-11-06
- California Civil Code 1102.4 and 1102.7, checked 2026-11-07
- C.A.R. Transfer Disclosure Statement, checked 2026-11-07
- California Civil Code 1102.3, checked 2026-11-01
- InterNACHI, Knob-and-Tube Wiring, checked 2026-11-07
- EPA, Service Line Inventory and Replacement Requirements, checked 2026-11-04
- California Department of Insurance, Residential Insurance, checked 2026-11-04
- EPA, Real Estate Disclosures About Potential Lead Hazards, checked 2026-11-07
- California Government Code 8897.1, checked 2026-11-01
- California Civil Code 1099, checked 2026-11-06
- City of Pasadena, Presale Program, checked 2026-11-07
Justin Borges
Team Lead, The Borges Real Estate TeamDRE #01940318
With over 13 years in Southern California real estate, Justin specializes in probate sales, trust properties, and character homes. His expertise in 1031 exchanges and historic preservation has helped hundreds of clients navigate complex real estate transactions.