Thinking about listing a home in Marshall or the Tomales area? The fastest way to lose days and dollars in escrow is a surprise in your septic, well, or permit file. You want a clean, confident launch that gives buyers what they need and keeps lenders comfortable. This guide gives you a simple, local sequence that works in coastal West Marin, plus timelines and costs so you can plan. Let’s dive in.
Why pre-list checks matter
Rural coastal properties around Tomales Bay often rely on private septic systems and wells, and many parcels sit close to shoreline or tidal marshes. Lenders and buyers commonly ask for clean septic evaluations and potable water test results before funding. Getting in front of these items helps you avoid last‑minute retrades, escrow extensions, and price concessions.
You also have a duty to disclose known material facts, including septic history, well quality, flood exposure, shoreline structures, and permit status. Clear documentation sets the tone for a smooth sale.
Start with records
Pull county files
Begin by pulling your septic and well records from Marin County Environmental Health and your building permit history from Marin County Planning and Building. These files confirm system types, permitted capacities, dates, and any approvals or repairs. Knowing what the county has on file informs your inspection scope and reveals gaps early.
Title and easements
Ask your title company for a preliminary report. Confirm any recorded easements for access, utilities, or a shared well. This step helps you prepare answers and documents buyers will ask for anyway.
Septic: verify and test
What buyers and lenders expect
Buyers and many lenders want proof your system is permitted, properly sized for the home, and functioning without signs of failure. Typical issues include backups, odors, soggy areas, or surfacing effluent. A clean, recent septic inspection report and any repair permits reassure everyone.
What to do now
- Pull septic permit history to confirm system type and permitted capacity.
- Hire a qualified septic contractor for a performance inspection. Expect tank access and pump‑out if needed, checks for baffles and distribution box function, and a drainfield evaluation.
- If the system is older or questionable, discuss a soil or perc evaluation with Environmental Health.
- Keep receipts and file copies for any repairs, and pull permits promptly for required work.
Timelines and costs
- County file pulls: days to a few weeks.
- Inspection and pump‑out: often scheduled within 1–3 days, with the inspection done the same day. Typical combined cost runs about 300 to 800 dollars depending on scope.
- Repairs range from a few days for minor fixes to weeks or months for larger work that requires permits.
Why septic causes retrades
Late discovery of a failing system, mismatched capacity, or missing permits can trigger price reductions, repair demands, escrow holds, or lender refusal to fund. Handle it upfront to keep your negotiating power.
Wells: test water early
What to test
Order a state‑certified lab panel before you list. At minimum, test Total Coliform/E. coli and nitrate/nitrite. In coastal and rural areas, many buyers also want TDS/salinity and sometimes metals such as arsenic, lead, or manganese depending on prior results or local geology.
If you get a bacterial‑positive result, arrange shock chlorination and retest per lab guidance. Keep all lab reports and any remediation records in your disclosure packet.
Shared wells and documentation
If your well is shared, confirm any recorded easement or maintenance agreement. Undocumented shared arrangements can slow underwriting and negotiation. Having the paperwork ready shows you are prepared and reduces friction.
Timelines and costs
- Lab turnaround: 24–72 hours for microbiological tests, longer for expanded panels.
- Cost: a basic bacteria plus nitrate panel usually runs 100 to 300 dollars, with expanded panels higher.
Common well pitfalls
The most frequent issues are failing bacterial tests, high nitrates, inadequate yield, and missing documentation for shared wells. Getting ahead of these protects your timeline.
Permits and unpermitted work
Where to look
Pull your building permit history from Marin County Planning and Building and review for additions, decks, conversions, accessory structures, or final inspections. Cross‑check for Certificates of Occupancy and any related coastal development permits. Your title report will also note recorded conditions or restrictions.
What if you find unpermitted work
Disclose it and consult with the county about a retroactive permit path. Expect that buyers may require corrections or approvals to current code, which can take weeks to months. Getting a contractor estimate and a county roadmap helps you set expectations and price strategically.
Shoreline and flood review
FEMA maps and insurance
Check your FEMA Flood Insurance Rate Map designation. If your property is in a Special Flood Hazard Area, lenders may require flood insurance. Buyers weigh risk and insurance cost, so provide any elevation data you have and summarize past mitigation or improvements.
Coastal and shoreline structures
If you have shoreline elements such as revetments, docks, or seawalls, pull the coastal permit history and approvals. Unpermitted shoreline work can be a major hurdle in escrow. Current photos and a short written summary of shoreline conditions help buyers understand the setting.
What to prepare
- FEMA flood map lookup and any elevation certificate if available.
- County coastal permit records for any shoreline work.
- A short memo on erosion history and any stabilization measures.
A simple sequence to follow
- Pull records and title data. Order county permit files for building, septic, and well. Ask your title company for a preliminary report.
- Engage local experts. Line up a septic contractor, a state‑certified lab, and a permit consultant if needed.
- Complete the septic inspection. Pump if needed, document performance, and line up any repairs with proper permits.
- Test the well. Order bacteria and nitrate at minimum, plus TDS/salinity or metals if indicated. Address any positives and retest.
- Review shoreline and flood status. Confirm FEMA designation and coastal permits for any shoreline structures. Consider an elevation certificate in higher‑risk areas.
- Address fixes and permits. Start smaller repairs pre‑listing. For larger items, disclose and negotiate with clear estimates and timelines.
- Assemble a disclosure packet. Include septic reports and receipts, well test results, permit history, coastal approvals, and any permits in process.
- Pre‑empt lender needs. Ask likely lenders what documentation they want so nothing stalls underwriting.
Seller quick checklist
- Pull county permit history for building, septic, and well, plus a preliminary title report.
- Order a septic performance inspection and pump if tank status is unknown.
- Order well tests from a state‑certified lab for coliform/E. coli and nitrate. Add TDS/salinity and metals if indicated.
- Confirm shared well agreements are recorded and available.
- Check FEMA flood maps and gather coastal permit records for any shoreline work.
- If you find unpermitted work, consult the county on retroactive permitting and get contractor bids.
- Compile everything into a buyer‑ready disclosure packet.
How this reduces retrades
When you hand buyers a clean, organized file with current septic and well results, permit history, and shoreline context, you set a confident tone. Buyers can underwrite risk quickly and lenders have fewer questions. That lowers the chance of renegotiation and keeps your escrow on schedule.
If you want help coordinating vendors, pulling records, and managing the moving parts, reach out. Concierge, hands‑on prep is often the difference between a smooth sale and a drawn‑out one.
Ready to get your Marshall or Tomales listing market‑ready with no surprises? Call or text Terry Donohue for local guidance on West Marin homes.
FAQs
Is a septic inspection required for a Marshall sale?
- Requirements vary. Marin County enforces permit and repair rules, and while a county‑mandated sale inspection may not be universal, buyers or lenders commonly require a septic evaluation. Confirm with Environmental Health and the buyer’s lender.
Do I need to test my private well before listing?
- Not always legally required, but testing early is strongly recommended. A late bacterial or nitrate failure can delay or derail escrow and force remediation under time pressure.
What if I discover unpermitted work before I list?
- Disclose it and consult the county on retroactive permitting. Buyers often want corrections or approvals to current code, which can take time and affect pricing and timelines.
Will being in a FEMA flood zone block my sale?
- No. Lenders may require flood insurance and buyers will weigh the cost and risk. Provide full disclosure and any elevation or mitigation documentation you have.
How long do these pre‑list steps take in Marshall–Tomales?
- Many actions take days to a few weeks, including record pulls and basic tests. Major septic replacements, retroactive permits, or coastal approvals can take months, so early discovery gives you options on timing and pricing.