Shopping new-construction condos in Pasadena can feel exciting and overwhelming at the same time. You want great design and effortless living, but you also need to be sure the building is solid, the HOA is healthy, and your financing will come through. This guide gives you a practical, Pasadena-specific checklist you can use on tours so you know what to look for, what to ask, and which documents to request. Let’s dive in.
Pasadena context: safety, codes, and permits
Pasadena sits in a seismically active region, so modern buildings are designed with earthquake performance in mind. You can expect new multifamily projects to follow statewide seismic standards informed by the region’s hazard profile from the U.S. Geological Survey.
California’s building standards, known as Title 24, set strict structural and energy-efficiency requirements for new construction. If you are comparing new to older buildings, ask how the project complies with current Title 24 standards and what that means for comfort and operating costs. The California Building Standards Commission and the California Energy Commission offer clear overviews of these rules.
Before occupancy, builders must pass inspections and secure a Certificate of Occupancy. You can confirm the permit status and inspection process with the City of Pasadena Building & Safety. Ask for the final permit sign-offs and the CO in writing before you close.
Before you tour: quick research and key documents
- Check the developer’s track record. Look for past projects, delivery timelines, and any public litigation history.
- Ask for the project’s status. Is it under construction, nearing completion, or offering interim occupancy? Are CC&Rs and the final map recorded yet?
- Confirm financing paths. New condos often need project approval for conventional or government-backed loans. Ask which lenders are financing the project now.
- Request disclosures up front. In California, new condo sales fall under the Department of Real Estate’s subdivision rules. Ask for the Subdivider’s Public Report, CC&Rs, bylaws, HOA budget, and sample purchase agreement. Learn more about the public report process from the California Department of Real Estate.
What to bring and who to bring
- Smartphone for photos and video
- Tape measure and small flashlight
- Shoes with good grip for checking balconies and stairs
- Notepad with this checklist
- Your agent and, when possible, an inspector familiar with new construction
On-site: unit-level checks that matter
Focus on items that affect safety, durability, and comfort. Cosmetic issues can be fixed. Water, sound, and systems are harder and costly to correct.
- Doors and windows. Open and close every window and exterior door. Look for even gaps, smooth operation, and clean flashing at the exterior. Poor seals can lead to water intrusion.
- Floors, walls, and ceilings. Scan for uneven floors, drywall seams, nail pops, or paint drips. Consistency is a sign of solid workmanship.
- Plumbing and water pressure. Run every faucet and shower. Check drainage speed and look under sinks for leaks. Ask about the water heater type and warranty.
- HVAC and ventilation. Find the air handler and filter location. Ask for SEER or EER ratings, service schedules, and whether kitchen and bath exhaust fans vent to the exterior.
- Sound transfer. Stand quietly in hallways and near shared walls. Ask about STC ratings and any sound mitigation details.
- Balconies and patios. Check slope toward drains, railing stability, and flashing at door thresholds.
On-site: building systems, parking, and amenities
- Fire and life safety. Confirm sprinklers, smoke and CO detectors, alarm systems, and clear egress routes. Ask how often systems are tested and by whom.
- Mechanical and electrical rooms. Note the quality of installation and labeling. Orderly systems usually reflect good project management.
- Parking and storage. Ask if parking is deeded or assigned, how many spaces you get, where EV charging is installed or pre-wired, and whether storage lockers are included.
- Amenity operations. Pools, gyms, rooftop decks, and package rooms add value but can raise HOA dues. Ask for maintenance plans and estimated operating costs.
HOA governance and financial health
A strong HOA protects your investment. In California, most condo HOAs operate under the Davis-Stirling Common Interest Development Act. You can review statutory framework on the California legislative site.
- Budget and reserves. Request the current budget, reserve study, and reserve balance. Low reserves or no reserve study can lead to special assessments.
- Rules and restrictions. Read the CC&Rs for pet rules, rental policies, short-term rental restrictions, architectural controls, and noise guidelines.
- Developer control period. Ask when owners will elect the board and how governance transitions from the developer to owners.
- Insurance and deductibles. Confirm the master policy limits, what the HOA covers, and the earthquake coverage status. Large deductibles can lead to owner assessments after a claim.
Financing and insurance reality check
Make sure your financing options match the project’s status. Many lenders require condo projects to meet specific standards to qualify for conventional loans. Review guidance from Fannie Mae and check whether the project is eligible for programs like FHA, which has its own condo approval process through HUD.
Your HOA’s master policy typically covers common areas and the building shell. You will likely need an HO-6 policy for your interior, personal property, and liability. Standard policies do not include earthquake coverage. Given Pasadena’s location, review options and costs through the California Department of Insurance.
Taxes, assessments, and Mello-Roos
New construction is typically reassessed at completion or on change of ownership. Proposition 13 limits annual increases after the base year, but your initial assessed value will reflect the purchase. Ask if the development carries any special assessments or community facilities district taxes. You can learn how assessments work through the Los Angeles County Assessor.
Legal and warranty protections you should confirm
- DRE public report and statutory disclosures. Read the public report and all disclosures thoroughly before you sign. It outlines material facts, HOA setup, and your rights.
- Warranties. Ask for written builder warranties for workmanship, systems, and structural elements. Confirm claim procedures and response timelines.
- Permits and Certificate of Occupancy. Before closing, request final inspection sign-offs and the CO from the City of Pasadena Building & Safety.
- Interim occupancy. If move-in happens before final mapping or permanent financing, review the interim occupancy agreement and any fees with your agent and, if needed, an attorney.
After your tour: smart next steps
- Get pre-approved with a lender experienced in condo projects.
- Request the DRE public report, CC&Rs, budget, reserve study, parking plan, and warranty documents.
- Schedule an independent inspection and a detailed final walkthrough before closing.
- If you have questions about taxes, Mello-Roos, or lease rules, consult a tax professional or real estate attorney.
Quick-reference touring checklist
Immediate red flags to address first:
- Ask if the building has final permits and a Certificate of Occupancy. If not, what is the timeline?
- Confirm which lenders will finance the project. Is it approved for Fannie Mae, Freddie Mac, FHA, or VA lending?
- Review the HOA budget, current reserves, and any planned special assessments.
- Ask how long the developer controls the HOA and when owners take over.
Unit-level checks:
- Windows and doors: smooth operation, tight seals, no gaps
- Floors and walls: level floors, clean drywall, no paint drips
- Plumbing: strong pressure, fast drainage, no leaks
- HVAC: location, filter access, SEER or EER rating, exterior venting for kitchens and baths
- Sound: footfall and voice transmission around shared walls and ceilings
- Balconies: slope to drain, sturdy railings, clean flashing
Building and amenities:
- Sprinklers, smoke and CO detectors, alarm panels, clear egress routes
- Neat mechanical and electrical rooms with clear labeling
- Parking assignment details, EV charging readiness, bike storage
- Amenity condition and maintenance plans
Document requests:
- Subdivider’s Public Report
- Sample purchase and escrow agreements
- CC&Rs, bylaws, rules and regulations
- HOA budget, reserve study, recent meeting minutes or developer transition plan
- Permit history, final inspection reports, and Certificate of Occupancy
- Site plan, parking plan, and your unit’s floor plan with storage designations
- Warranty documents and claim process
Ready to see how this all comes together in person? Register for your visit with Unknown Company and tour new-construction living in the heart of Pasadena on your schedule.
FAQs
What should I ask first when touring a new Pasadena condo?
- Start with permits and financing. Ask if the building has a Certificate of Occupancy and which lenders will finance units in the project.
How do I know the HOA is financially healthy?
- Request the current budget, reserve study, and reserve balance, then look for adequate reserves and a clear plan for capital items to avoid surprise assessments.
Do new-construction condos in Pasadena meet strict energy rules?
- Yes, new projects must comply with California Title 24 energy standards, which set efficiency benchmarks for insulation, HVAC, and more.
Is earthquake insurance included with my HOA dues?
- Not usually. The HOA’s master policy often excludes earthquake; consider separate coverage and an HO-6 policy for interior and personal property.
Can I use FHA or VA loans for a brand-new condo?
- It depends on project approval. Ask if the development is approved for these programs and review lender guidance before you apply.
What documents should I review before signing a contract?
- Request the Subdivider’s Public Report, CC&Rs, bylaws, HOA budget and reserves, sample purchase agreement, permit history, and warranty terms.
