Selling in Essex County: What Montclair, Bloomfield and West Orange Require Before Closing

If you're selling in Essex County, the paperwork your town requires before closing can look very different from one border to the next. I work out of Weichert's Upper Montclair office and lived in West Orange for more than ten years, and the question I hear most from sellers here is some version of "what does the town need from me, and when?"

Here's how three neighboring towns handle it: Montclair, Bloomfield and West Orange. Fees and rules change, so always confirm with the town before you schedule anything.

Montclair: smoke, CO and fire extinguisher certificate

Montclair doesn't require a certificate of occupancy when a home is sold. What it does require for a one- or two-family home is a smoke alarm, carbon monoxide alarm and fire extinguisher certificate from the Fire Prevention Bureau.

• How to apply: email the application, along with a letter from a licensed electrician or alarm technician, to the Fire Prevention Bureau at least 10 days before closing.

• Fee: $75 for a one- or two-family home.

• Don't forget: open building permits need to be closed out before the sale. Old permits for a deck or a bathroom renovation are one of the most common surprises I see.

Bloomfield: Certificate of Transfer of Property Title

Bloomfield's inspection is more involved. The Fire Department issues a Certificate of Transfer of Property Title, and you'll want to apply at least 30 days before closing.

• What they look at: smoke and CO alarms and a fire extinguisher, plus electrical (no exposed wiring, covers on outlets), plumbing, handrails on stairs with four or more risers, sidewalks and posted house numbers.

• Fee: $200 to $320 depending on the property type, plus $25 for a re-inspection.

West Orange: Certificate of Continued Occupancy (CCO)

West Orange requires a CCO, and two inspectors (CCO and property maintenance) check more than 20 items, including closed permits and zoning compliance.

• Fee: $200 for one unit, $275 for two units and $350 for three units, plus $75 for a re-inspection.

• Plan ahead for: sidewalks, handrails and heating vents. These are easy fixes when you have time and stressful ones when you don't.

A simple timeline that works in all three towns

1. Before you list: look up any open permits, test every smoke and CO alarm, and buy a kitchen fire extinguisher (rated 2A-10B:C).

2. When you sign a contract: apply right away. Bloomfield wants 30 days and Montclair at least 10.

3. Before the inspection: walk the property with the town's checklist in hand. Loose handrails and missing outlet covers are the usual reasons for a re-inspection.

For the full details, including phone numbers and links to each town's forms, see my Montclair guide, Bloomfield guide and West Orange guide. If you're comparing towns farther west, the North Jersey seller checklist lists the requirements for every town I cover.

Thinking about selling in Essex County this fall or next spring? Call or text me at 201-575-5013, and we'll map out your town's requirements before you list.