General information, not legal or tax advice. Sidney works alongside your attorney and CPA. Rules as of October 15, 2026; they change, so check the official sources listed below.
Which forms does an as-is seller still owe?
Two state forms do most of the work. The Transfer Disclosure Statement covers what you know about the house (Civil Code section 1102 and following), and the Natural Hazard Disclosure reports mapped zones, fire hazard severity among them (Civil Code section 1103.2). A parcel in a High or Very High zone usually also needs the defensible space documentation Civil Code section 1102.19 describes, or a buyer's written agreement to obtain it. Rules as of October 15, 2026; ask a California attorney about your sale.
Where do West Covina as-is buyers look first?
At the gap between the house and the City's permit file: patio enclosures, garage conversions and added bedrooms are common on homes from the 1950s and 1960s. Then at the sewer lateral, the electrical panel and the roof. On hillside lots near Galster Park, they also walk the slope and ask about drainage and the parcel's fire zone.
Which West Covina facts set an as-is price?
Permit gaps, which buyers price as risk. (westcovina.gov) The hillside fire-zone line the City adopted by ordinance in 2025. (westcovina.gov)
Last reviewed by Sidney Manzo · About Sidney
Questions
What do West Covina owners ask?
- Should I order my own inspection first?
- Often yes; a report in hand lets buyers bid on known facts. Sidney Manzo, in real estate since 1990, can share inspectors who work on postwar valley homes. Talk with Sidney about your West Covina home
- If I say as-is, can the buyer still cancel?
- Yes, during the inspection and other contingency periods written into the contract. Sidney, in real estate since 1990, sets those dates with you. Talk with Sidney about your West Covina home
- What happens with a patio room that was never permitted?
- Disclose it; buyers then price the risk or plan to legalize it. Sidney, in real estate since 1990, prices the house with that in view. Talk with Sidney about your West Covina home
- How much is a West Covina house worth in its current state?
- It depends on nearby sales of homes in similar condition and district. Sidney Manzo, in real estate since 1990, prepares that review for your address. Get my free home review
Sources
Sources
- Civil Code §1102 (Transfer Disclosure Statement) (accessed October 15, 2026)
- Civil Code §1103.2 (Natural Hazard Disclosure) (accessed October 15, 2026)
- Civil Code §1102.19 (accessed October 15, 2026)
- City of West Covina: Building Division (accessed October 15, 2026)
- City of West Covina: Council agenda packet, July 1, 2025 (Ordinance No. 2532) (accessed October 15, 2026)
- City of West Covina: Galster Wilderness Park Nature Center (accessed October 15, 2026)
Your agent
Who reviews your home?
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Association of REALTORS® and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.