Due Diligence April 28, 2026 7 min read

What Public Records Should Buyers Check Before Closing?

Short answer: Before closing, buyers should line up documentary checks that a walkthrough cannot replace: permits and inspections, assessor improvement history, title and lien schedules, hazard and environmental disclosures, claims history where you can lawfully obtain it, a quick scan of court indexes tied to the property or parties, and every seller disclosure form in the file. Gaps here are where expensive surprises hide after escrow.
Key Takeaways
  • Permits and assessor records help you compare what was built to what was allowed
  • Title prelims list liens, easements, and exceptions that affect use and cost
  • Hazard and environmental disclosures flag flood, fire, soil, and similar risks
  • Claims history is limited by privacy law, but some lawful sources exist in places
  • California sellers owe specific written disclosures; read them like contracts, not marketing
  • HomeHistory bundles many record types; DIY works if you have time and portal skill

Building permits and inspection history

Pull permit history for the address from the local building department or its online portal. You want issued permits, inspection results, and whether each job is finaled or still open. Open permits can block loans and pass repair costs to the buyer after closing. Cross-check major systems (roof, electrical, HVAC, additions) against what you see on site.

For Los Angeles, LADBS hosts online permit search. Many other California cities use eTrakit or similar systems. Coverage varies: some jurisdictions digitize older files slowly, so a clean portal search does not prove nothing happened.

County assessor and improvement records

The county assessor shows the assessed footprint, bedrooms and baths on file, and sometimes recent transfers. If the house has more square footage or an extra unit than assessor data shows, ask why. Mismatches can point to unpermitted work, assessor appeals, or simple lag. Either way, you want the story before you wire funds.

Liens, easements, and the preliminary title report

Read the preliminary title report with your escrow officer or real estate attorney. Focus on Schedule B exceptions, tax liens, HOA assessments, easements, and CC&Rs. Ask what must be cleared before closing and what runs with the land after closing. A surprise easement can affect fences, parking, or future additions.

High impact example A buyer assumes title is "clean" because the listing said so. The prelim shows a municipal tax lien tied to an unpaid sewer assessment. That lien must be paid or bonded around before a lender will fund. Finding it on day two of escrow beats finding it at the signing table.

Environmental and natural hazard records

In California, sellers deliver a Natural Hazard Disclosure (NHD) report and related hazard information. Buyers should read the NHD alongside common overlays: FEMA flood zones, state fire responsibility areas, earthquake fault zones, and any local soil or landslide maps your city or county publishes.

These records do not replace a geotechnical study, but they tell you what known risks sellers must disclose and what insurers may price harder after close.

Run documentary checks in parallel with your physical inspection, not after.

Check Records Before Close

Insurance claims history (where available)

Full claims history is not a public bulletin board. Insurers and databases face strict privacy rules. In practice, buyers sometimes learn partial history through seller questionnaires, prior carrier letters, or state-specific disclosure tools when sellers authorize release. Where a lawful path exists, use it. Where it does not, lean harder on inspection, moisture testing, roof age verification, and permit-linked trades.

Court records (high level)

A targeted search of superior court or limited civil indexes for the seller names, LLCs tied to the address, or neighbor boundary disputes can surface active litigation, recent judgments, or restraining orders that affect quiet enjoyment. This is not a full background investigation; it is a sanity check for red-flag cases tied to the property or immediate transaction parties. Your attorney can suggest scope and limits.

Disclosure forms: read the file, not the flyer

California residential sellers must complete a Transfer Disclosure Statement (TDS) and provide hazard and agency disclosures. Read every box, addendum, and handwritten note. Follow up on "unknown" answers with written questions. For context on hazard packets and seller candor, see our articles on the NHD and on sellers marking unknowns.

What HomeHistory aggregates versus DIY

Doing this yourself means hopping between building portals, contractor license lookup sites, permit aggregators, assessor GIS, and your title partner's prelim, then reconciling conflicts by hand. That works if you enjoy research and have calendar space during escrow.

HomeHistory pulls permit, contractor, assessor, and related risk signals from many providers into one structured report so you can spot conflicts early and ask better questions of inspectors, lenders, and counsel. It does not replace legal advice or a title insurer's commitments; it compresses discovery time before those professionals weigh in.

Escrow timing Record checks compete with loan underwriting, appraisal, and repair negotiations. Start permits and assessor pulls the week an offer is accepted, not the week of signing. Late surprises force rushed credits or walkaways you could have avoided.

Sources HomeHistory draws from (examples)

  • LADBS Permit status and inspection history for Los Angeles
  • BuildZoom Broad national permit coverage for comparison
  • Shovels Standardized permit payloads across many jurisdictions
  • CA CSLB Contractor license and disciplinary records
  • County Assessor Improvement attributes and roll history
  • PermitBase Longitudinal residential permit archives

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HomeHistory aggregates permit and property risk signals so you can close with fewer blind spots.

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This article is for informational purposes only and does not constitute legal advice. Record availability, privacy rules, and disclosure duties vary by jurisdiction and change over time. Consult a licensed California real estate attorney, your title officer, and local building officials for guidance specific to your transaction.