Selling a Home in a High or Very High Fire Hazard Zone: What You Need to Know
By Silva Babaian
If you’re planning to sell a property located in a High or Very High Fire Hazard Severity Zone, California law requires specific disclosures and compliance with defensible space and fire hardening regulations. “Fire Insurance Compliance”
Here’s what you need to know before listing your property for sale.
1. Understanding Defensible Space Requirements:
Defensible space is the buffer you create between your property and the surrounding vegetation to reduce fire risk. Sellers must ensure compliance with Public Resources Code (PRC) Section 4291 (for properties in State Responsibility Areas) or local ordinances (for properties in Local Responsibility Areas).
A) Key defensible space guidelines include:
Clearance: Maintain at least 100 feet of defensible space around structures. This includes clearing dead vegetation, trimming trees, and spacing plants appropriately.
B) Zones: The defensible space is typically divided into two zones:
Zone 1 (0-30 feet): Remove all dead plants, grass, and weeds. Keep tree branches at least 10 feet from other trees and the house.
Zone 2 (30-100 feet): Create horizontal and vertical spacing between vegetation to prevent fire spread.
Before selling, you may need a Defensible Space Inspection from your local fire authority, especially if required by local ordinances.
2. Fire Hardening Disclosure Requirements
California Civil Code Section 1102.19 mandates that sellers of homes in High or Very High FHSZs provide buyers with a Home Fire Hardening Disclosure and Advisory (FHDS) form. This disclosure informs buyers about features that could make the home vulnerable to wildfire, such as: “Fire Insurance Compliance”
Wood roofs or siding
Single-pane windows
Eaves, vents, and decks made of combustible materials
Sellers must disclose any known deficiencies and may also need to provide documentation of any fire-hardening improvements made to the property.
3. Preparing for the Sale
Schedule Inspections Early: Contact your local fire department for a defensible space inspection before listing.
Complete Necessary Work: Address any deficiencies related to defensible space or fire hardening. This might include vegetation management, replacing vents, or upgrading windows.
Document Improvements: Keep records of any fire-hardening upgrades to provide to prospective buyers.
Work with a Knowledgeable Agent: Partnering with a real estate professional experienced in fire hazard disclosures ensures you meet all legal requirements.
4. Impact on the Transaction
Failure to comply with defensible space and fire-hardening requirements can lead to delays or legal issues during the sale process.
Buyers are becoming increasingly aware of fire risks, and properties that meet safety standards are more attractive in the current market.
Final Thoughts: “Fire Insurance Compliance”
Selling a home in a fire-prone area requires more than the usual preparations. Proactively addressing defensible space and fire-hardening requirements can increase your home’s appeal to safety-conscious buyers.
Buyers, it will be easier to obtain fire insurance when the seller has complied with fire hazard-related inspections. Here’s why:
Improved Property Risk Profile, Faster Insurance Approval, Potential for Lower Premiums, Compliance with Lender Requirements, Buyer Confidence
If you need personalized guidance on selling your property in a High-Fire-Hazard Zone, Contact me, Silva Babaian, at (818) 414-6744. I offer a free consultation with expert advice and support.