How Our Van Nuys Cash-Offer Process Works

Selling to Cash Home Buyers CA follows the same basic steps as a financed sale in Van Nuys, just without the loan contingency, the appraisal, or most of the waiting. Here is what actually happens between your first call and the day your funds arrive.

Step 1: You Tell Us About the Property

A call or a form submission gets us the basics: address, condition, whether it is vacant, tenant-occupied, or in an estate, and anything unusual like an unpermitted addition, a Rent Stabilization Ordinance unit, or a spot inside the Van Nuys Historic Preservation Overlay Zone. None of that disqualifies a property; it just changes how we price it.

Step 2: We Pull Comps and Walk the Property Once

We look at recent comparable sales for your specific pocket of Van Nuys — a postwar ranch house near Lake Balboa prices differently than a Craftsman-era house inside the HPOZ near the civic center, and a unit in an older apartment building along Sepulveda or Victory prices off rent rolls rather than finishes.

A single in-person walkthrough, or photos and a virtual walkthrough for an occupied rental, is usually enough to finalize a number.

Step 3: You Get a Written Offer Within 24 to 48 Hours

The offer shows the price and, if you want it, the math behind it: comparable value, estimated repair costs, the Department of Building and Safety’s 9A report and retrofit items we take on for you, and our margin. There is no obligation to accept it.

Step 4: Escrow Opens and the 9A Report Gets Ordered

Once you accept, we open escrow with a licensed Los Angeles County title and escrow company.

The title company orders a preliminary title report to surface every lien, judgment or tax bill against the property, and we request the city’s Report of Residential Property Records — the 9A report — the same week, since it is usually the item that sets the pace of a Los Angeles closing.

For rental buildings, we collect tenant estoppel certificates and confirm the RSO or state just-cause status during this window.

Step 5: Retrofit and Disclosure Items Get Handled

Every Van Nuys seller has to certify a seismic gas shutoff valve, water-conserving plumbing fixtures, smoke and carbon monoxide detectors, and a strapped water heater before close. On our purchases, we take these on ourselves rather than asking you to complete them, along with any other 9A-flagged item.

Step 6: Signing

You sign closing documents in person with a mobile notary, at the title company’s office, or remotely through online notarization if you are out of the area. If the property is going through probate, an estate, or a divorce case, we coordinate signatures with the estate attorney, trustee, or both spouses’ counsel as needed.

Step 7: Recording and Funding

The deed records with the Los Angeles County Registrar-Recorder/County Clerk in Norwalk, and your proceeds are wired the same day recording is confirmed. A house or condo with clean title typically records in two to three weeks from acceptance; occupied apartment buildings and probate estates usually take three to six weeks depending on court steps. You choose the closing date within that range.

What Costs Come Out of the Proceeds

The Los Angeles city transfer tax of $4.50 per $1,000 of price, plus the county’s $1.10 per $1,000, comes out of the seller’s proceeds by custom, along with any existing loan payoff and liens the title report surfaces. On our purchases, we cover the 9A report cost and the retrofit certification items ourselves rather than deducting them from what you net.

If your sale involves a specific situation not covered above, see our guides on foreclosure, inherited property, or tenant-occupied houses in Van Nuys. This same process runs the same way for a sale anywhere else in Los Angeles.

Frequently Asked Questions

How fast is the whole process, start to finish?
Most Van Nuys houses and condos with clear title close in two to three weeks from your first call. Occupied buildings and estates usually run three to six weeks.

Who orders the 9A report?
We do, and we cover the cost and the retrofit items it requires.

Do I need to be present to sign?
No. Mobile notary and remote online notarization are both available.

What if the title report finds a lien I did not know about?
We work with the title company to resolve it from the sale proceeds before or at closing, which is one reason we pull the report early.

Get a free, no-obligation cash offer from Cash Home Buyers CA today.