Insurance First, Escrow Second, No Surprises Please
Get Your Insurance Early
Insurance shopping has to start early, especially for higher fire risk zones, older roofs, or properties with heavy tree coverage. It can change lender options, closing timelines, and even which homes are realistic for a buyer. Start with California Department of Insurance Home Insurance Guide.
What this means if you are buying
Quote insurance before you write, not after you celebrate, it can change what is realistic.
Ask for roof age, tree clearance work, and any prior claims early, it saves time and surprises.
Build timeline cushion, insurance approvals can take longer than the loan in some cases.
What this means if you are selling
Know your insurance story before listing, uncertainty creates discounts and delays.
Have roof details and any mitigation receipts ready, it helps buyers and lenders stay confident.
If you can do simple mitigation, do it, it keeps more options open and reduces renegotiation.
Defensible Space And Mitigation
Defensible space and mitigation are part of the value story now, not just a checklist. It can help keep deals together because buyers and insurers want to see a path to reducing risk. The official basics are here, CAL FIRE Defensible Space.
What this means if you are buying
Look for defensible space potential, not just current status, buyers and insurers want a path to lower risk.
Budget for cleanup if needed, it can be a smart investment that protects closing options.
Use mitigation as a negotiation point, it is concrete and tied to insurance outcomes.
What this means if you are selling
Clean defensible space shows pride of ownership and reduces buyer fear immediately.
Document the work, photos, invoices, dates, it helps the buyer’s insurance conversation.
If you want stronger offers, remove the wildfire question marks before they show up in escrow.
Get The HOA Docs UP Front
Condos and shared coverage add another layer, master policy details and HOA docs can change what a lender will allow. If that stuff is unclear, deals slow down, and buyers get cautious, so we want clarity early.
What this means if you are buying
Ask for the master policy and HOA docs early, lenders can stall without them.
Confirm what the policy covers and what you need to insure separately, avoid gaps and surprises.
Expect timelines to be doc driven, plan your contingencies accordingly.
What this means if you are selling
Have HOA docs and master policy info ready at listing, it speeds up buyer decisions and underwriting.
If coverage is complex, explain it clearly, confusion kills momentum.
A complete doc package reduces last minute leverage plays, clarity protects your price.
To Recap It Up
Insurance is now a first step, not a last step, and it can be the pacing item more than the lender. Roof age, defensible space, tree coverage, prior claims, and condo master policies can change options and timelines fast. The useful move is to start quotes early and build a little cushion into the schedule. If you want my insurance first checklist, I’ll send it over.
