New homeowner checklist for Orange County: first year

What should I do in the first week?

Find the three shutoffs while nothing is wrong, and show everyone in the house.

• Water. Most homes have a house valve where the water line enters, often at the front hose bib. Irvine Ranch Water District describes it as the valve that typically controls the entire water supply to your house, and a second customer valve sits in the meter box on the side closest to your home. Turn the house valve off and on once so you know it moves. Leave the street side of the meter alone: Garden Grove, for one, says city shut-off valves are not to be operated by customers except in an extreme emergency.
• Gas. SoCalGas says the meter shut-off valve is usually 6 to 8 inches above the ground on the pipe running up to the meter, and that a quarter turn with a 12-inch or larger adjustable wrench, until the valve is crosswise to the pipe, closes it. It also says not to turn the meter off unless you smell gas, hear it escaping or see other signs of a leak, and not to turn it back on yourself afterward.
• Power. Find the main breaker and label any circuits the last owner left blank.

Then walk the house for alarms. State law requires an operable smoke alarm in every single-family home that is sold, and a carbon monoxide device in any home with a fuel-burning appliance, a fireplace or an attached garage. Check the manufacture date on each alarm, then test them on the schedule in our Orange County home maintenance checklist. Also read how to put out a grease fire.

What should I check for earthquake safety?

Water heater straps

Look for two metal straps, one in the upper third of the tank and one in the lower third, anchored to the wall framing. California Health and Safety Code section 19211 requires every residential water heater to be braced, anchored or strapped against earthquake motion, and requires the seller to certify in writing that this was done. Check anyway.

Next, find the age from the rating label and write it down. Orange County water is hard, which is rough on tank heaters, so an older tank is something to budget for. Our hard water guide explains why and what flushing does.

Earthquake gas shutoff valves

We did not find a statewide or Orange County rule that requires one on a single-family home, though we did not check every city. SoCalGas describes them as something you may want, or that your insurance company or local building department may require. If you add one, SoCalGas says it must go on your house line, on your side of the meter, installed by a qualified professional, because the company no longer installs them.

Two other earthquake items. The California Earthquake Authority says that in most cases earthquake damage is not covered by a homeowners policy and a separate policy is needed, so decide on purpose. And if you bought an older house on a raised foundation, our earthquake retrofit guide covers the Brace + Bolt grant, the work and the insurance discount, and how old Orange County homes are shows how your city's housing compares.

What tax bills should I expect in the first year?

More than one, and escrow may not cover them all. The Orange County Treasurer-Tax Collector lists the regular schedule: the first installment of secured property tax is due November 1 and late after December 10, and the second is due February 1 and late after April 10, with a 10 percent penalty for missing either.

On top of that comes a supplemental bill. The Treasurer explains that these are generally one-time bills issued when a property changes hands, based on the difference between the new and old assessed value, that they normally arrive within one year of the purchase, and that mortgage companies do not usually pay them. They are the new owner's responsibility, so set money aside.

File for the Homeowners' Exemption as well. The Orange County Assessor says it exempts $7,000 of your home's value from taxation, which saves at least $70 a year, if the home was your principal residence on January 1. The Assessor mails new owners a pre-filled application, and the deadline for the full exemption is February 15.

What is Mello-Roos and how do I find it on my bill?

Mello-Roos is the everyday name for a Community Facilities District special tax. The Treasurer-Tax Collector explains that the 1982 law lets local governments issue bonds to build and buy public facilities, and that the bonds are secured by special taxes levied on property owners and billed on the property tax bill. Not every home has one. It depends on whether your neighborhood was built inside a district.

State law calls it a special tax, not a special assessment, and it is a separate line on your bill from the basic property tax that is based on assessed value. The Treasurer's site has a Mello-Roos map and a guide that matches each bill description to the bond behind it.

Which HOA documents and permit records should I have?

If the home is in an association, Civil Code section 4525 lists what the seller had to give you before closing: the governing documents, a statement of current regular and special assessments and fees, and notice of any unresolved violation, among other items. Keep all of it. The CC&Rs (covenants, conditions and restrictions, the association's recorded rules) answer the question that comes up most: who fixes what.

The default in Civil Code section 4775 is that the association maintains the common area and you maintain your separate interest. For exclusive use common area, such as a patio only you use, the owner maintains it and the association repairs and replaces it. Your CC&Rs can change those defaults.

Permit history

Ask the city's building division what permits are on file for your address. It tells you whether the patio cover or the remodel was inspected, and how old the roof really is. Work that was never permitted becomes your responsibility as the owner. Our Orange County permit guide explains what needs one and how to look up your city's records.

Before you dig for a tree or a fence post, contact 811. Government Code section 4216.2 requires notice at least two working days before digging starts, and the service is free.

What should the rest of the first year look like?

One season at a time: wind prep in early fall, rain prep before the first storm, the AC check-up in spring. Our maintenance checklist lays it out month by month, and the Santa Ana wind and wildfire prep guide matters most if you live near a canyon or hillside.

Your inspection report makes a good starting list too. Our home inspection guide explains what it covered and what it left out.

See what is typical for homes in Irvine, Mission Viejo, Ladera Ranch, Fountain Valley and Huntington Beach, or browse every city on the Orange County hub.

As of September 2026. Tax rules, deadlines and local requirements change, so confirm with the Treasurer-Tax Collector, the Assessor, your city and your utility. If you smell gas, leave and call SoCalGas or 911 from a safe place.