Moving In
The Final Walk-Through
The final walk-through typically happens the day before or the morning of closing. This is not a full inspection; it is a quick verification that the property is in the condition you agreed to buy it in. Walk the entire property and confirm:
- All negotiated repairs have been completed (termite remediation, sewer lateral work, appliance replacements, etc.).
- Nothing has been damaged or removed since your last visit. Fixtures, appliances, window coverings, and anything else included in the purchase agreement should still be there.
- The seller has fully moved out and has not left behind items you did not agree to accept.
- All systems are in working order: run faucets, flush toilets, test the HVAC, open and close garage doors, and check that electrical outlets work.
If something is wrong, tell your agent immediately. Most issues can be resolved before closing, either through a last-minute repair, a seller credit, or a holdback in escrow.
Closing Day in California
Closing works a little differently in California than in many other states. There is usually no big table where everyone sits together and signs at once. Instead, buyer and seller typically sign their closing documents separately, often a day or two before the actual close date.
Here is how it unfolds:
- Sign closing documents. You will meet with the escrow officer (or a mobile notary) to sign the loan documents, grant deed, settlement statement, and other paperwork. Review the settlement statement carefully; it itemizes every charge and credit in the transaction. If any numbers look wrong, flag them before you sign.
- Wire your funds. Your down payment and closing costs (minus the earnest money deposit already in escrow) are wired to the escrow company. Always verify wiring instructions by phone directly with your escrow officer. Never trust wiring details received solely by email.
- Lender funds the loan. Once you have signed and your funds are received, the lender reviews the final package and wires the loan amount to escrow.
- Recording. The county recorder’s office records the new deed, officially transferring ownership. In San Diego County, recording typically happens by early afternoon on business days.
- Keys. Once recording is confirmed, escrow notifies both parties and you get the keys. Congratulations, you are a San Diego homeowner.
Setting Up Utilities and Services
Do not wait until closing day to set up your utilities. Call or go online at least a week before your move-in date to schedule service transfers. Here are the main providers for San Diego:
| Service | Provider | How to Set Up |
|---|---|---|
| Gas & Electric | SDG&E | sdge.com or 800-411-7343 |
| Water & Sewer | City of San Diego Public Utilities | sandiego.gov/public-utilities or 619-515-3500 |
| Trash & Recycling | City of San Diego (most areas) or EDCO (unincorporated / La Mesa) | sandiego.gov/environmental-services |
| Internet & Cable | Cox, AT&T Fiber, or T-Mobile Home Internet (availability varies by address) | Check availability by address; Cox has the widest coverage in SD |
| Mail Forwarding | USPS | moversguide.usps.com |
Swipe to see all columns →
If you are buying in La Mesa, Lemon Grove, or other incorporated cities within San Diego County, water and trash providers may differ from the City of San Diego. Your escrow officer or agent can confirm which providers serve your address.
Things That Catch New San Diego Homeowners Off Guard
Supplemental Property Tax Bills
This is the one that surprises almost every first-time buyer in California. When a property changes ownership, the county assessor reassesses the property at the new purchase price. If the previous assessed value was significantly lower (which it usually is, thanks to Proposition 13 caps), you will receive one or two supplemental tax bills reflecting the difference. These are separate from your regular property tax and are not escrowed by your lender. They can total several thousand dollars and typically arrive 3 to 6 months after closing. Budget for them.
Homestead Exemption
If this is your primary residence, file a homestead exemption with the San Diego County Assessor’s Office. This reduces your assessed value by $7,000, saving a modest amount on your annual property tax, and provides some legal protection for your home equity from creditors. You can file online at the San Diego County Assessor’s website.
HOA Move-In Requirements
If your new home is in a condo or planned community, the HOA may require a move-in deposit, a move-in reservation for the elevator or loading dock, or specific move-in hours. Check with the management company before scheduling your movers to avoid conflicts.
Your First Weeks as a Homeowner
Once you have the keys, take care of these items early:
- Change the locks. You do not know how many copies of the old keys are floating around. Rekeying all exterior locks is inexpensive and gives you peace of mind.
- Locate your main shutoffs. Know where the water main shutoff, gas shutoff, and electrical panel are before you need them in an emergency.
- Test smoke and CO detectors. California law requires working smoke detectors in every bedroom and CO detectors on every level. Replace batteries or entire units if they are outdated.
- Introduce yourself to your neighbors. Whether you are in a single-family home in Kensington or a condo in Bankers Hill, knowing your neighbors makes the transition smoother and builds the kind of community awareness that benefits everyone.
- Start a maintenance calendar. HVAC filter changes, gutter cleaning (for the few San Diego homes that have gutters), termite inspections, and water heater flushes are all recurring items. Getting on a schedule early prevents expensive surprises later.
Already thinking about your first project? Our guide to the best home improvements that add value in San Diego can help you prioritize where to invest first.
Your Agent Does Not Disappear After Closing
Buying a home is a milestone, not a finish line. Your real estate needs will evolve over time, and having someone who already knows your property, your goals, and the San Diego market is valuable long after closing day.
Down the road, you might need:
- A professional appraisal to refinance, remove PMI, or settle an estate. Veterans with an existing VA loan can use the VA Streamline Refinance (IRRRL) to lower their rate with minimal paperwork and no new appraisal.
- Property management if you relocate and want to keep the home as a rental.
- Tenant placement if you add an ADU and want to lease it.
- Guidance when it is time to sell and move up, downsize, or invest in your next property.
Miguel has been helping San Diego homeowners at every stage for over 20 years. Whether you just closed or you are five years in and planning your next move, he is always happy to talk. Reach out anytime: 619.253.3333 or miguel(at)junipersdre(dotted)com.
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