Love the character and craftsmanship of an older San Leandro home, but worried about hidden risks that could derail your purchase or sale? You’re not alone. With local seismic exposure, strict sewer lateral rules, and unique disclosure requirements, due diligence here matters. In this guide, you’ll learn the key checks, inspections, and local rules that keep your escrow on track and protect your investment. Let’s dive in.
Why due diligence matters in San Leandro
Older San Leandro buildings can face special risks from earthquakes and aging systems. The city has a mandatory soft‑story safety program, and most properties are within EBMUD’s private sewer lateral compliance area, which often becomes an escrow item. Knowing these local requirements up front helps you plan timelines, budgets, and negotiations.
Seismic safety first
Soft‑story rules and retrofits
San Leandro adopted a mandatory soft‑story ordinance that requires the city to identify potentially hazardous soft‑story buildings, notify owners, and set timelines for engineering analysis and retrofit. Treat a soft‑story designation as a material condition that may require paid engineering and a retrofit schedule. Buildings that complete a qualifying retrofit can receive a 15‑year exemption under the ordinance. Review the program details in the city’s municipal code text for Ordinance No. 2024‑017 at the soft‑story ordinance page.
Check your seismic hazard zone
Many San Leandro addresses lie in state‑mapped liquefaction or landslide zones. Before you remove contingencies or plan major work, check the address in the California Geological Survey’s EQ Zapp tool. If flagged, plan for a structural engineer’s review and, when required for development, a geotechnical report.
Local retrofit resources and grants
The city offers homeowner education and resources for seismic upgrades on its Earthquake Retrofit Programs page. For eligible single‑family homes, the Earthquake Brace + Bolt program periodically opens registration windows and can offer grants, often up to $3,000 for brace and bolt retrofits. Check current details and timing through the state’s Earthquake Brace + Bolt program updates.
Permits, unpermitted work, and code enforcement
Verify permit history early
Ask for the property’s permit history and verify it with the City’s Building & Safety Division. Unpermitted additions, system upgrades, or open code cases can delay financing or require corrections. Start with the San Leandro Building & Safety Division for records and guidance.
Private Sewer Lateral compliance at sale
San Leandro is in EBMUD’s service area, and the Regional Private Sewer Lateral program typically requires a compliance certificate when title transfers, for major remodels over 100,000 dollars, or for meter size changes. Schedule the verification test early. If the line fails, repairs or replacement are usually required before closing unless a time‑extension certificate is approved. Review requirements at EBMUD’s Private Sewer Laterals page.
Floodplain and insurance checks
San Leandro participates in the National Flood Insurance Program. If a property sits in a Special Flood Hazard Area, your lender may require flood insurance and local elevation rules may apply to remodels. Confirm exposure through the city’s NFIP information page.
Required disclosures and environmental hazards
California sellers must provide a Transfer Disclosure Statement and, where applicable, a Natural Hazard Disclosure that covers items like seismic hazard zones and flood zones. Homes built before 1978 require the federal Lead‑Based Paint disclosure and EPA pamphlet. Known mold or asbestos conditions must be disclosed under state Health and Safety rules. If you plan renovations or see suspect materials, consider targeted testing by licensed professionals.
Insurance and financing for older systems
Standard homeowner insurance is separate from earthquake insurance. In California, earthquake coverage is often offered through carriers that participate with the California Earthquake Authority. For older homes, underwriting can be sensitive to outdated electrical systems like knob‑and‑tube or recalled panels. Ask for the seller’s proof of current insurance and consider an electrical evaluation early so you know where you stand before removing contingencies.
Multifamily and rental considerations
If you are buying or selling a small apartment building, account for tenant protection rules. San Leandro’s Tenant Relocation Assistance Ordinance can require relocation payments for certain landlord‑caused terminations, and the city has a Rent Review Program. A Rental Registry ordinance is set to take effect in January 2026. Study the details and current fee schedule at the Tenant Relocation Assistance page.
Historic status and exterior work
Some properties may be historic resources. Local preservation rules can affect exterior changes and permit review. If you suspect a designation, consult city planning and historic resources pages and ask the Permit Center how that status may impact your project scope and timeline.
The inspection playbook for older buildings
- General home inspection. Establish the baseline on structure, roof, foundation, HVAC, and visible issues.
- Wood‑destroying organism inspection. Older East Bay homes commonly have termite or dry rot.
- Electrical inspection. Identify knob‑and‑tube, aluminum wiring, undersized service, or unsafe panels.
- Sewer lateral video scope. Confirm condition and plan for EBMUD compliance.
- Structural engineer. Evaluate foundation anchoring, cripple walls, and any soft‑story concerns.
- Targeted environmental testing. Lead paint for pre‑1978 homes, plus asbestos or mold testing if indicated.
- Flood and elevation checks. If maps show flood risk, ask for an elevation certificate or order one.
Smart sequencing during contingencies
- Order the general and WDO inspections immediately after acceptance.
- If flagged, order specialist reports at once, including electrical, sewer scope, and structural engineer.
- If EQ Zapp shows a seismic hazard zone, consult a geotechnical or structural professional before you waive contingencies.
Quick due diligence checklist
- Check the address in EQ Zapp for liquefaction or landslide zones.
- Request and read the TDS and NHD early. Confirm any soft‑story notices, flood info, or known hazards.
- Verify permit history with San Leandro Building & Safety and ask about open code cases.
- Confirm EBMUD Private Sewer Lateral status and schedule testing through EBMUD’s PSL program.
- Line up a general inspector, WDO, electrician, and structural engineer as needed.
- Ask your insurer about homeowner and CEA earthquake coverage and confirm insurability before removing contingencies.
- If applicable, review tenant protections and relocation obligations at the San Leandro tenant protections page.
- Explore local retrofit resources and potential grants at the city’s Earthquake Retrofit Programs and the state’s EBB updates.
Timing and budgeting tips
Start permit and PSL research as soon as you enter escrow. EBMUD testing, engineering visits, and any required corrections can take time. For older systems, get written bids during contingencies so you can negotiate credits or plan upgrades. For sellers, consider pre‑listing inspections and proactive disclosures to keep buyer confidence high and shorten your escrow timeline.
Buying or selling an older San Leandro property can be smooth when you focus on seismic, permits, sewer laterals, and clear disclosures. If you want a local, project‑managed approach that keeps prep and escrow moving, connect with Anne McKereghan for a thoughtful plan tailored to your property.
FAQs
What is a “soft‑story” building in San Leandro and how does the ordinance affect me?
- The city’s soft‑story ordinance identifies certain multi‑unit buildings with weak first floors and requires owners to complete seismic analysis and, if needed, retrofits on a set timeline, so you should check the municipal code and ask the Permit Center if a property is on the list and what steps are required.
When does EBMUD require a Private Sewer Lateral certificate during a San Leandro sale?
- EBMUD typically requires a compliance certificate at title transfer, for remodels over 100,000 dollars, or when changing meter size, which means you should schedule testing early since repairs can be required before closing.
How do I check if a San Leandro property is in a seismic hazard zone?
- Enter the address in the California Geological Survey’s EQ Zapp tool, and if the parcel sits in a liquefaction or landslide zone, plan for structural or geotechnical review before removing contingencies.
What disclosures are required when selling a pre‑1978 home in California?
- You must provide the Transfer Disclosure Statement, the Natural Hazard Disclosure, and the federal Lead‑Based Paint disclosure and EPA pamphlet for homes built before 1978.
Do I need separate earthquake insurance on an older East Bay home?
- Yes, earthquake insurance is separate from standard homeowners coverage in California, and you can explore options through carriers that offer policies backed by the California Earthquake Authority.
