Selling in Kerman With an ADU: What to Document

Thinking about selling your Kerman home that includes an ADU? Buyers and lenders will ask for proof that the unit is legal, safe, and properly documented. With the right paperwork ready, you can defend your price, avoid delays, and give buyers confidence. This guide shows you exactly what to gather and where to get it locally so you can list with fewer surprises. Let’s dive in.

Start with permits and final approvals

Pull the full permit file. Gather the building permit, approved plan set, and any related electrical, plumbing, and mechanical permits. These are the primary proof that your ADU was approved and built to plan. You can request records through the City of Kerman’s Community Development Department, which also runs the city’s ADU program and pre‑approved plans. Visit the city’s ADU Program page for contacts and program details at City of Kerman ADU Program.

Confirm final inspection or Certificate of Occupancy. A final sign‑off shows the ADU passed inspections and is legally occupiable. Keep copies of inspection cards or a Certificate of Occupancy if issued. Buyers, insurers, and most lenders look for final approval before they will rely on ADU income or value.

Include any planning approvals. If your ADU needed a variance or had conditions of approval, add those letters to your packet. Kerman’s ADU standards are in Chapter 17.66 of the municipal code. You can reference the rules at Kerman Municipal Code Chapter 17.66.

Confirm the ADU’s legal status in Kerman

Know the baseline rules. Kerman permits ADUs in residential zones and offers pre‑approved plans that range from about 386 to 749 square feet. You can learn more on the City of Kerman ADU Program page.

Check separate sale rules. California’s AB 1033 created a path for cities to allow ADUs to be sold separately if a local ordinance is adopted. Separate sale in Kerman is not the default and the municipal code states an ADU is not intended to be sold separately from the main home. If you think separate conveyance is possible, verify the legal pathway through city planning and review the statute at AB 1033 on LegiScan.

Gather recorded and title documents

Recorded documents matter. Pull your current deed, legal description or APN, and any recorded notices related to construction. If you claim separate title for the ADU, you would also need a recorded condominium map and related documents. You can obtain recorded documents through the Fresno County Recorder.

Ask for a preliminary title report early. A prelim will list liens, easements, CC&Rs, and any HOA references. Share any HOA documents if your property is subject to them, since they can affect rental or use of the ADU.

Document utilities and infrastructure

Water and sewer evidence. Keep records that show how the ADU is connected to water and sewer and whether capacity or connection fees were paid. This clarifies billing, maintenance, and future options. For sewer and utility capacity questions, contact Kerman Public Works via the city’s Wastewater Division page.

County systems and private services. If your property is outside city limits or uses a septic system or well, include county approvals that show system capacity for the ADU. Fresno County’s building safety page offers ADU guidance for unincorporated parcels at Fresno County ADU information.

Safety and energy compliance records

Life safety items. Keep documentation related to smoke and carbon monoxide detectors, proper egress, and any fire department requirements. These items are part of final inspections and affect habitability under local code. Refer to Kerman’s standards at Kerman Municipal Code Chapter 17.66.

Energy compliance. If applicable, include Title 24 energy compliance forms and any HERS reports used for final approval. Appraisers and some lenders look for evidence of energy compliance in newer construction.

Financial and occupancy paperwork

Rental history and current leases. If the ADU is or was rented, gather signed leases, rent rolls, bank deposit proof, and details on security deposits. Buyers who plan to rent will value verified income.

Property tax records. Provide recent tax bills and any notice of reassessment after the ADU was built. This helps buyers estimate ongoing ownership costs.

Renovation and contractor records. Keep invoices, contracts, and permit numbers for work performed. Recent updates to disclosure law make contractor and permit documentation more important in certain resale scenarios. You can review the Transfer Disclosure Statement overview at California TDS guidance and learn about 2024 changes that expand some seller disclosure duties at AB 968 summary.

Title, insurance, and appraisal

Title report and exceptions. Order a prelim before listing to spot liens or easements that affect the ADU. Clearing title issues early keeps your escrow on track.

Insurance documentation. Provide your current policy declarations and any endorsements that mention the ADU. Insurers often require permitted status to extend full coverage.

Appraisal support. If you have a recent appraisal that identifies the ADU’s contributory value, include it. This helps buyers and their lenders understand pricing.

If the ADU was unpermitted

Be ready to disclose and document. Unpermitted ADUs can derail financing and insurance and may require retroactive permits. Gather as‑built plans, photos, contractor information, and any correspondence with the building department about legalization. Then disclose the status clearly in your TDS and related forms.

If you plan separate sale of the ADU

Verify the path before marketing. AB 1033 allows separate ADU sales only where a city adopts an implementing ordinance and where the subdivision, mapping, utility, lender consent, and HOA steps are completed. Start with city planning and confirm recorded maps with the Fresno County Recorder. For statutory background, see AB 1033 on LegiScan.

Kerman-specific places to request records

• City of Kerman Community Development for permits, plans, final approvals, and ADU program details: City of Kerman ADU Program
• Kerman Public Works for water and sewer connections, capacity, and meter questions: Wastewater Division
• Fresno County Recorder for deeds, maps, and recorded notices: Recorded Documents
• Fresno County Building Safety for ADUs on properties outside city limits: Fresno County ADU information

Quick seller checklist

• Building permits and approved plan set
• Final inspection sign‑off or Certificate of Occupancy
• Any planning approvals or variances
• Deed, legal description, APN, and any recorded notices or maps
• Utility connection records and recent bills
• Leases, rent rolls, and income documentation
• Contractor invoices and permits for recent work
• Current insurance declarations and any endorsements for the ADU
• Preliminary title report and any HOA or CC&Rs
• Current photos and a clear floor plan
• Completed TDS, NHD, and Seller Property Questionnaire

Selling an ADU property in Kerman is simpler when your paperwork is complete, organized, and easy to verify. If you are planning to list, we can help you prioritize what to pull first, coordinate title and appraisal, and present your ADU’s value with confidence. Connect with Boyd Realtors for local, step‑by‑step guidance.

FAQs

What documents prove my Kerman ADU is legal and occupiable?

• The building permits with approved plans plus the final inspection sign‑off or Certificate of Occupancy are the key items most buyers and lenders require.

How do I check if my ADU can be sold separately from the main home in Kerman?

• Separate sale requires a local ordinance under AB 1033 and recorded mapping; confirm with City of Kerman planning and the Fresno County Recorder before marketing separate title.

Which utility records should I provide for an ADU sale in Kerman?

• Include water and sewer connection details, meter information, any capacity fee receipts, and recent utility bills that show how services are allocated.

What financial records help buyers value my ADU?

• Provide current leases, rent history, bank deposit proof, recent tax bills, and any appraisal that itemizes the ADU’s contributory value.

What should I do if my ADU was built without permits?

• Gather as‑built plans, contractor records, and building department correspondence, then disclose the status clearly and discuss legalization steps with the city before listing.