A $40 smoke alarm should never be the thing that holds up your closing.

But when you've never sold a house before, it's easy to focus on the big stuff (price, photos, which offer to take) and miss the small items California expects sellers to handle. The good news is that the state-level basics are short and inexpensive. Here's what I walk my first-time sellers through, so nothing surprises you in escrow.

California Health and Safety Code Section 13113.8 says every single-family home that's sold must have an operable smoke alarm. The alarm must be approved and listed by the State Fire Marshal.

Just as important, the seller has to give the buyer a written statement saying the home complies. That statement can be part of the purchase contract, an addendum, or a separate document, and it's delivered before the sale closes. The California Department of Real Estate's reference materials describe the same requirement: unless the sale is exempt, the seller provides the buyer with a written statement of compliance before close of escrow.

A practical note: since July 1, 2014, new battery-only smoke alarms sold in California must have a sealed battery designed to last at least 10 years. If you're replacing old alarms, that's what you'll find on the shelf. Smoke alarms also wear out, so replacing ones that are 10 years old or more is a smart move anyway.

Under California's Carbon Monoxide Poisoning Prevention Act (SB 183), owners of existing single-family homes with a fossil-fuel heater, appliance or fireplace, or an attached garage, were required to install a carbon monoxide device approved and listed by the State Fire Marshal by July 1, 2011. That same law added carbon monoxide devices to the state's Real Estate Transfer Disclosure Statement, so buyers will see the question on your disclosures.

If you have a gas stove, gas furnace, gas water heater, a fireplace, or an attached garage, plan on having working CO alarms in place before you list.

California is earthquake country, and the state requires water heaters to be braced, anchored, or strapped so they won't fall or shift in an earthquake. Health and Safety Code Section 19211 requires the seller to certify to the buyer, in writing, that the water heater complies. That certification can be included in documents you're already signing, such as the Transfer Disclosure Statement.

Look at your water heater now. If you don't see two straps around it, this is usually a quick fix.

If your home was built before January 1, 1960 and has certain types of construction, California law calls for the buyer to receive the Homeowner's Guide to Earthquake Safety. Your agent will handle getting this into the buyer's hands, but it's good to know why it shows up in your paperwork.

Some cities and counties in California have their own point-of-sale requirements on top of the state rules. Those vary from place to place, so before you list, I check what applies to your specific property and address so we're not guessing.

1. Test every smoke alarm. Replace any that don't work or are 10 or more years old.
2. Check for carbon monoxide alarms if you have any gas appliances, a fireplace or an attached garage.
3. Look at your water heater for earthquake straps.
4. Write down what you've done and when. It makes the compliance statements and disclosures easy.
5. Ask me to check for any local point-of-sale requirements for your address.
6. Keep your receipts. Buyers and their inspectors appreciate seeing the work was done.

These items are small, but handling them before you list means one less thing for a buyer's inspector to flag and one less request in the middle of escrow. If you're getting ready to sell your first home and want a calm, step-by-step plan, call or text me at (805) 400-5543, email CentralCoastLiz@gmail.com, or reach out through my contact page.

Liz Anderson, Broker/Owner, Central Coast Premier Realty | DRE #01462145

General information, not legal advice. Requirements can change and some transfers are exempt, so confirm what applies to your property.

Equal Housing Opportunity.

• California Health and Safety Code §13113.8
• California Health and Safety Code §19211
• SB 183 (2010), Carbon Monoxide Poisoning Prevention Act
• California DRE Reference Book, Chapter 20
• San Francisco Fire Department, "Smoke and Carbon Monoxide Alarms"