Wildfire risk in California is no longer something agents and homeowners can ignore. Over the last decade, thousands of homes have been destroyed in high-risk fire zones, and state lawmakers have responded with stricter disclosure requirements.

One of the most important is the Fire Hardening and Defensible Space (FHDS) disclosure form. This report is now required in many residential sales in wildfire-prone areas, and failing to handle it properly can create liability for both the seller and the agent.

If you work in California real estate, especially in counties with designated high or very high fire hazard severity zones, you need to understand FHDS reports inside and out. Here’s what they are, when they’re required, and how they benefit not just compliance, but also buyer confidence and community safety.

What Is an FHDS Report?

The FHDS (Fire Hardening and Defensible Space) disclosure was introduced under California Assembly Bill 38. Its purpose is to inform buyers about:

• Home hardening features such as ember-resistant vents, fire-resistant roofing, double-paned windows, and gutter guards

• Defensible space compliance, showing whether vegetation is cleared and maintained around the home

• Retrofit history, disclosing which low-cost fire hardening measures have been completed

For agents, this isn’t just another form. It’s a way to clearly communicate wildfire risk to buyers, prevent surprises during escrow, and position the property as transparent and trustworthy.

When Is an FHDS Report Required?

The FHDS form is not required for every property sale. It applies when:

• The property is residential (1–4 units)

• The home was built before 2010

• The home is located in a high or very high fire hazard severity zone (check CAL FIRE’s interactive zone map)

• A Transfer Disclosure Statement (TDS) is also required for the sale

When these conditions apply, the FHDS form must be delivered to the buyer within 7 days after acceptance of the offer. If it isn’t, the buyer may have the right to cancel escrow.

What Does a Fire Safety Inspection Cover?

Many sellers don’t know how to accurately complete the FHDS on their own. That’s why scheduling a Fire Safety Inspection with Golden State Home Hardening makes sense.

During the inspection, our fire experts identify:

• Vulnerabilities in construction (roofing, vents, siding, windows, decks)

• Landscaping issues such as overgrown vegetation near the home

• Missing or incomplete fire-hardening upgrades

Afterward, we provide:

• An FHDS report that fulfills disclosure requirements for the transaction

• A Property Defense Plan with photos, recommendations, and a roadmap for strengthening the property

Why FHDS Reports Matter for Real Estate Agents

1. Compliance and Liability Protection

California law places responsibility on sellers and their agents to disclose fire hardening and defensible space conditions. Using a professional inspection and FHDS report helps ensure compliance and reduces liability.

2. Building Buyer Confidence

Buyers are increasingly cautious about wildfire risk. A clear, expert-backed FHDS report reassures them that vulnerabilities are disclosed and manageable. That peace of mind helps keep deals moving forward.

3. Marketing Advantage

Listings in high-risk zones can be harder to sell. Presenting a completed FHDS disclosure alongside a Property Defense Plan positions the property as transparent and better prepared than competing listings.

Value for Buyers

An FHDS report helps buyers:

• See exactly where the home is vulnerable

• Understand what’s already been done to harden the property

• Plan future improvements with clarity

This level of transparency can prevent hesitation and reduce last-minute deal fallout.

Value for Homeowners and HOAs

The benefits extend beyond real estate transactions. With a Property Defense Plan, homeowners and HOAs get:

• A prioritized list of upgrades

• Budget guidance for improvements

• Contractor recommendations

• A stronger, safer community overall

Even if a property isn’t being sold, the plan provides valuable direction for increasing resilience.

Common Mistakes Agents Make

• Waiting too long – FHDS must be delivered early, not at the end of escrow

• DIY disclosures – Sellers filling out forms without expertise can lead to errors

• Overlooking HOA rules – Some neighborhoods have stricter defensible space requirements that also need disclosure

• Not explaining FHDS – Buyers should be educated on what the report means and why it matters

Insurance Considerations

While insurance discounts are not guaranteed, homes with documented fire-hardening improvements and defensible space are often viewed more favorably by carriers. At the very least, an FHDS report and Property Defense Plan demonstrate proactive risk reduction.

Action Plan for Agents

If you’re representing a property in a wildfire-prone area, here’s the smart sequence:

1. Check the property’s fire zone using CAL FIRE’s Fire Hazard Severity Zone map.

2. Call Golden State Home Hardening at 707-243-3082 to schedule a Fire Safety Inspection.

3. Receive the FHDS report for disclosure and the Property Defense Plan for added value.

4. Deliver the FHDS report to buyers within 7 days of acceptance.

5. Use the Property Defense Plan as a selling point to show preparedness.

Final Thoughts

California’s FHDS disclosure isn’t just more paperwork—it’s a safeguard for buyers, sellers, and agents alike. For agents, it’s both a compliance necessity and a marketing opportunity. For buyers, it provides clarity. For homeowners, it creates a roadmap to stronger fire defenses.

Golden State Home Hardening is here to help you navigate this process with ease. Our inspections provide both FHDS reports for compliance and Property Defense Plans for long-term protection.

Call us today at 707-243-3082 to schedule your Fire Safety Inspection and make sure your next transaction is protected, compliant, and fire-safe.