Preliminary Title Report Explained: What It Is, How to Get One, and What It Costs in California

A preliminary title report — most agents in California just call it a "prelim" — is the foundational document of every residential closing. It is issued by a title company shortly after escrow is opened and shows the buyer, seller, lender, and agents the exact condition of title to the property: who currently owns it, how they hold title, what is recorded against the property, and what conditions a buyer must accept (or have removed) before the title company will issue a title insurance policy.

Despite its name, a preliminary title report is not actually an "insurance policy" or even a guarantee of insurability. Under California Insurance Code §12340.11 it is technically an offer to issue a policy of title insurance subject to the stated exceptions and requirements. That distinction matters: the prelim is the title company's working draft of what will, or will not, be covered when the policy is issued at close.

What's in a preliminary title report

Every California prelim includes the same core sections: the legal description of the property (which controls over the street address), the current vesting and form of ownership, the proposed policy type and amount, recorded liens and encumbrances (deeds of trust, judgment liens, tax liens, mechanic's liens, HOA liens), easements and rights of way, CC&Rs, property tax status with assessor's parcel number, and a list of "requirements" — items that must be satisfied or cleared before the policy can be issued.

The exceptions section is where agents need to spend the most time. Standard printed exceptions appear on every prelim, but the "schedule B" exceptions are property-specific. These are the items that will not be insured against unless they are cleared during escrow — and they are the source of most last-minute closing problems.

How to get a preliminary title report in California

In a standard purchase transaction, the listing agent or the escrow officer opens title at the same time escrow is opened, by sending the contract and property information to the title company. In a refinance, the lender opens title directly. Property owners or buyers can also request a prelim on their own property, but title insurance generally cannot be issued without an underlying transaction.

To open with Team Goeglein, the fastest path is the open-an-order form on this site — Matt and Xavi confirm receipt within minutes during business hours and a prelim is generally back in 2–4 business days on a standard order. More complex files (probate, trust, foreclosure, multi-parcel, commercial) can take longer, and we'll tell you up front when that's the case.

How much does a preliminary title report cost in California

On a standard residential sale in Los Angeles County, there is no separate fee paid up front for the preliminary title report itself — the cost is built into the title insurance premium that is paid at close. If escrow is cancelled before closing, the title company may charge a cancellation fee that varies by county and policy amount. On stand-alone owner-requested prelims or property profiles outside of an open transaction, the title company may quote a flat fee.

How long is a preliminary title report good for

A California prelim is a snapshot of title as of a specific search date shown on its face. It is generally treated as current for 30–60 days; after that, the title company will "date down" the search to make sure nothing new (a recorded lien, a new deed, a tax sale) has been recorded against the property. If a transaction extends beyond the original search window, expect an updated prelim or an endorsement before close.

What a preliminary title report reveals (and what it doesn't)

A prelim reveals everything that is recorded in the public record affecting the property — ownership, deeds, mortgages, judgments, tax liens, mechanic's liens, easements, CC&Rs, encroachments shown on recorded maps, and HOA assessments. It does not reveal unrecorded matters: an unrecorded lease, an unrecorded mechanic's lien within the statutory window, boundary disputes not yet litigated, or off-record municipal violations. That gap is exactly why title insurance exists.

Reading a preliminary title report like a pro

Top agents in the South Bay and on the Westside don't just forward the PDF to their buyer — they read it. Start with vesting and confirm the seller on contract matches the vested owner exactly. Walk through schedule B exceptions one by one and flag anything that won't be cleared by close. Check the property tax status, including any Mello-Roos or supplemental assessments. Look at the CC&Rs for short-term rental restrictions, build envelopes, and HOA architectural review requirements — these are deal-killers if missed.

Matt Goeglein and Xavier de la Piedra IV personally read every prelim they open. Instead of forwarding a 60-page PDF, we call the listing and buyer's agents, walk through the items that matter for the deal, and flag what needs to be cleared before close. That hands-on approach is one of the reasons top South Bay and Westside LA agents choose Team Goeglein at Fidelity National Title as their preferred title reps.

Questions on a prelim?

If you are mid-deal and have a question about a line item on a preliminary title report — anywhere from Manhattan Beach to Santa Monica — text Matt at 310-293-0784 or Xavi at 562-217-9933. We'll pull the file and walk through it with you.