What OC Sellers Must Do During Escrow

The seller checklist during a 30-day California escrow including disclosures repairs access and coordination.

By Shasta Greene · February 10, 2026 · 6 min read

Escrow is the critical bridge between accepting an offer and closing day. In Orange County's fast-paced market, the 30-day escrow period demands immediate action from sellers. Missing deadlines or overlooking requirements can delay closing, trigger renegotiations, or even derail the sale. Here's your strategic checklist to navigate escrow smoothly and protect your interests.

Complete All Required Disclosures Immediately

California law requires sellers to disclose known material facts about the property. In Orange County, this includes the Transfer Disclosure Statement (TDS), Natural Hazards Disclosure, and any local reports specific to your area—flood zones, earthquake risks, or HOA concerns. Complete these within three days of acceptance. Delays give buyers legal grounds to cancel.

• Provide Transfer Disclosure Statement (TDS) to buyer within 3 days
• Include Natural Hazards Disclosure (NHD) and local reports
• Disclose known defects, repairs, and property history honestly
• Keep copies of all signed disclosures for your records

Address Inspection and Appraisal Access

The buyer's inspector and appraiser need reasonable access to your home. In Orange County's competitive market, scheduling flexibility builds goodwill. Provide 24-hour notice when possible and ensure the home is accessible, safe, and clutter-free. These inspections protect both parties and usually take 2-3 hours.

• Grant buyer's inspector reasonable access (typically 24-48 hours notice)
• Schedule appraisal promptly—don't delay this critical step
• Ensure utilities are on and home is safely accessible
• Remove pets or secure them during inspections for safety

Handle Repairs and Negotiations Strategically

Inspection reports often reveal requested repairs. In Orange County, you have options: make repairs, credit the buyer at closing, or negotiate. Decide quickly—the inspection contingency period typically closes within 5-10 days. Use licensed contractors for significant work and keep receipts. Strategic choices here prevent deal collapse.

• Review inspection report carefully and respond within required timeframe
• Obtain quotes from licensed Orange County contractors for major repairs
• Decide: repair, credit, or renegotiate—communicate promptly
• Document all repairs with receipts and contractor information

Coordinate with Your Escrow Officer and Agent

Your escrow officer is your operational hub during this period. They manage documents, deadlines, and funds. Your agent keeps communications flowing between parties. Check in regularly, confirm deadlines in writing, and respond to requests within 24 hours. Clear coordination prevents costly delays in Orange County's competitive market.

• Provide escrow officer with contact info and preferred communication method
• Review and sign all documents promptly—don't delay paperwork
• Confirm final walkthrough date with buyer's agent
• Maintain communication with your agent about every transaction step

Escrow success comes from preparation, honesty, and active engagement. Follow this checklist, stay organized, and maintain open communication with your team. The seller who acts decisively during these 30 days closes on time and protects their bottom line. Your escrow period isn't a waiting game—it's your final opportunity to control the transaction's outcome.

Shasta Greene is an Orange County, California real estate advisor and REALTOR®, DRE #02174153.