Fire Risk, Insurance, and Brush Clearance in Southern California
Kristen Deschino May 11, 2025
Kristen Deschino May 11, 2025
Living near the scenic beauty of Southern California’s hillsides and canyons offers undeniable lifestyle rewards—but also real responsibility. With wildfires becoming more frequent and intense across the state, understanding fire risk, insurance limitations, defensible space requirements, and wildfire mitigation efforts is now essential for both homeowners and real estate buyers and sellers.
From increased premiums to disclosure obligations, fire safety now plays a pivotal role in determining property value, financing options, and long-term livability. In high-risk areas, it’s more than a compliance issue—it’s a key factor in real estate strategy.
Recent wildfire seasons have significantly reshaped California’s real estate market. The 2025 Pacific Palisades and Eaton Canyon fires destroyed dozens of homes, caused mass evacuations, and exposed the vulnerability of even affluent, established communities. Particularly at risk are areas like the Santa Clarita Valley, the San Gabriel Mountain foothills, the greater Los Angeles region, and the hillside neighborhoods along the 101 freeway corridor through Calabasas and Encino, extending into the Conejo Valley. Similarly, communities along the 118 freeway corridor, such as Chatsworth and neighboring canyons, face elevated wildfire threats due to dense vegetation and topographic wind patterns.
These events highlighted several critical considerations for property owners and prospective buyers:
Fire insurance premiums have increased sharply, especially in High and Very High Fire Hazard Severity Zones (HFHSZ and VHFHSZ).
Insurance availability has declined, forcing some homeowners into the California FAIR Plan—a high-cost, limited-coverage option of last resort.
Real estate closings can be delayed or canceled if buyers cannot secure insurance in time to meet lender requirements.
These financial and logistical challenges directly impact property marketability and affordability. Sellers may need to offer concessions or invest in fire mitigation, while buyers must consider how fire zone status will affect both loan qualification and long-term risk exposure.
In Los Angeles County and other wildfire-prone areas, property owners must maintain defensible space—a cleared buffer zone around buildings designed to reduce fire spread and provide firefighter access. This is not only a best practice but a legal obligation.
According to the LACoFD Brush Clearance Guidelines, the key requirements include:
Clearing 200 feet of defensible space around structures or to the property line
Removing all dead or dry vegetation and clearing debris from gutters and roofs
Trimming tree branches to reduce ladder fuels and maintain vertical spacing
Keeping at least 3 feet of clearance around propane tanks or other fuel sources
The annual deadline for brush clearance in Los Angeles County is May 1st. Homeowners must have all mandated vegetation management completed by this date, as inspections may begin at any time afterward. Penalties for non-compliance can be steep—including citations, forced abatement fees, and increased fire risk that may jeopardize insurability.
Beyond legal compliance, defensible space is a shared responsibility that helps protect entire communities from wildfire spread.
As part of California’s continued efforts to improve transparency in high-risk real estate transactions, properties located in VHFHSZ zones must now include the Fire Hardening and Defensible Space (FHDS) Disclosure and Addendum, as required by the California Association of Realtors (CAR.org).
This document is completed by sellers to identify the home’s fire-hardening features and whether the property complies with defensible space standards. It allows buyers to assess the property’s wildfire risk and helps ensure informed decisions during escrow. The FHDS also supports mitigation-based insurance discounts when properly documented.
The combination of extensive wildfire losses and strict regulatory limits on premium increases has caused many national insurers to exit or reduce their presence in California. For homeowners in high-risk zones, this creates a double challenge: rising costs and shrinking access.
According to data from the California Department of Insurance:
Over 350,000 homeowners were non-renewed between 2015 and 2022 due to wildfire exposure
In 2025 alone, the Eaton Canyon and Pacific Palisades fires caused over $2 billion in insured losses
Northern California communities still rebuilding from the Camp Fire (2018) and Glass Fire (2020) continue to face long delays and insurance-related hardships
In response, the State of California has begun implementing policy reforms. These include:
Allowing insurers to price in homeowner mitigation efforts (e.g., defensible space, Class A roofing, ember-resistant vents)
Introducing the Safer from Wildfires framework, which promotes layered risk reduction strategies eligible for insurance incentives
Encouraging new models for wildfire-resilient construction and community planning
While these steps are promising, the market remains volatile—and the need for buyer and seller awareness has never been higher.
Buyers and lenders now look favorably on properties that demonstrate proactive fire mitigation, which can reduce premiums and speed up underwriting. For sellers, such upgrades may improve appraisal outcomes and reduce days on market.
Some of the most effective improvements include:
Class A fire-resistant roofing (e.g., tile, metal) and exterior materials (e.g., stucco, fiber cement)
Ember-resistant vents and sealed eaves
Hardscaping to serve as firebreaks (gravel, pavers, masonry fencing)
Rooftop sprinkler systems or auxiliary pumps connected to pools or tanks
Fire-resistant, drought-tolerant landscaping
Recommended plants and trees that reduce flammability and water use include:
Groundcover and shrubs: California lilac (Ceanothus), blue fescue, yarrow, and succulents
Trees: Coast live oak, redbud, and crape myrtle—species with low ignition potential and safer spacing characteristics
These improvements are not just cosmetic—they are a strategic investment that supports safety, sustainability, and long-term real estate value.
The increased demand for resilient housing has led to a rise in innovative, fire-safe construction. One standout builder in this space is Dvele, a California-based company specializing in modular homes designed for wildfire resilience.
Dvele homes are constructed with steel framing, triple-pane windows, non-combustible siding, and sealed building envelopes, which protect against embers and radiant heat. Their homes also feature energy efficiency and air quality controls that align with both fire safety and sustainability goals.
Dvele is now working with developers and municipalities to build entire fire-resistant communities, setting a new standard for safe, forward-thinking development in wildland-urban interface zones.
In today’s real estate environment, wildfire risk is no longer a background concern—it’s a core consideration. Buyers must understand insurance implications and mitigation potential. Sellers should be prepared to address disclosures, fire zone classifications, and the costs of insurability. And all parties must recognize that compliance and collaboration are crucial to long-term safety.
At 35 Oaks Property Group, we are committed to helping clients navigate the unique challenges of Southern California real estate in fire-prone areas. From the Santa Clarita Valley to the San Gabriel foothills, Chatsworth, Calabasas, Encino, and beyond, we provide expert insight, up-to-date guidance, and trusted referrals for brush clearance, insurance solutions, and fire-safe property improvements.
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