If you’re buying a home in California, especially in wildfire-prone areas, you may come across a document called the FHDS disclosure. FHDS stands for Fire Hardening and Defensible Space, and this disclosure has been required under California Assembly Bill 38 since 2021 for certain properties. For many buyers, this report is new, unfamiliar, and full of terms that sound technical. But if you know how to read it, the FHDS report can give you peace of mind, highlight risks, and help you plan for the future. Here’s how to make sense of it and why it matters to your purchase.

When FHDS reports are required

An FHDS disclosure is not included in every real estate transaction. It is generally required when all of the following conditions apply:

• The property is a one-to-four unit residential dwelling

• The home was built before 2010

• The property is located in a high or very high Fire Hazard Severity Zone

• The sale also requires a Transfer Disclosure Statement (TDS)

If you are buying a home that meets these conditions, the seller (through their agent) must provide the FHDS disclosure within seven days of offer acceptance. If the seller fails to provide it, you as the buyer may have the right to cancel escrow.

What the FHDS disclosure covers

The FHDS form is designed to highlight vulnerabilities that could make a home more susceptible to wildfire. It asks the seller to answer a series of questions about the property’s construction and site conditions. Common items include:

• Roof materials (for example, wood shake versus composition shingles)

• Vents (whether they are ember-resistant or older styles that allow embers to enter)

• Siding, eaves, and soffits and whether they are fire-resistant

• Windows and glazing type (single-pane vs. dual-pane)

• Decking materials

• Defensible space conditions (vegetation clearance around the home)

• Any completed low-cost retrofits, such as installing gutter guards or ember-resistant vents

Each section gives you clues about how well the home may perform if wildfire embers or flames threaten the property.

How to interpret the answers

As a buyer, here’s what you should look for when reviewing the FHDS report:

• “Yes” answers mean the feature is present or the retrofit has been completed. This is generally a positive indicator.

• “No” answers mean the home lacks that feature, which may leave it more vulnerable.

• “Unknown” answers mean the seller isn’t sure. This is a signal to dig deeper or request a professional inspection.

Pay close attention to defensible space compliance. If the report shows that defensible space is not maintained, you may face extra work after closing to bring the property into compliance with Public Resources Code §4291.

Why FHDS reports matter to buyers

There are three main reasons this disclosure matters. First, it gives you transparency. Instead of guessing about wildfire safety, you have documentation of current conditions. Second, it helps you anticipate costs. If the report shows that vents or windows need upgrading, you can budget for those improvements. Third, it may affect insurance. While discounts are not guaranteed, homes with documented fire-hardening features and defensible space are often looked on more favorably by insurers in today’s challenging market.

Common buyer questions about FHDS reports

When reviewing an FHDS disclosure, many buyers ask the same questions:

• Does this mean the home is safe from wildfire? No disclosure can guarantee safety, but the FHDS tells you what’s been done and what hasn’t.

• If the seller marked “unknown,” what should I do? Consider requesting a Fire Safety Inspection for a clear answer.

• What happens if the home is not in compliance? Depending on the area, the seller may be required to complete certain measures before closing, or the buyer may agree to handle them after closing.

• Can I use this report to negotiate repairs? Possibly. If the report shows missing retrofits, you may be able to request credits or improvements.

The role of Fire Safety Inspections

Because many sellers don’t know how to accurately complete the FHDS form, professional Fire Safety Inspections are a smart move. At Golden State Home Hardening, inspections are carried out by wildfire experts, including former firefighters, who know exactly what to look for. After the inspection, you receive two documents: an FHDS report that meets state disclosure requirements and a Property Defense Plan that goes beyond disclosure to provide a step-by-step roadmap for hardening the property. This combination helps buyers understand risks and helps homeowners or HOAs plan improvements with clear priorities and photos.

What buyers should do after reviewing an FHDS report

Once you’ve read the disclosure, use it as a tool for making informed decisions. If you’re satisfied that the home has strong fire-hardening features and defensible space, you can move forward with confidence. If you see gaps, you can:

• Ask the seller for clarification or additional documentation

• Request an inspection from a qualified provider like Golden State Home Hardening

• Budget for improvements such as vent replacements, window upgrades, or vegetation management

• Discuss with your insurance agent how the current condition may affect coverage or premiums

Why working with professionals matters

Reading an FHDS disclosure on your own is possible, but interpreting what it means for your safety, insurance, and long-term investment is easier with professional help. Real estate agents should guide their clients through the form, but pairing that with a Fire Safety Inspection makes the process clearer and more actionable. Buyers gain peace of mind, and sellers can demonstrate transparency and responsibility.

Final thoughts

An FHDS disclosure isn’t just another piece of paperwork. It’s a window into a property’s wildfire vulnerabilities and strengths. By learning how to read it, you can make smarter buying decisions and avoid unpleasant surprises. With the support of professionals, you’ll not only comply with California’s disclosure rules but also take practical steps toward a safer home.

Golden State Home Hardening is here to help buyers, agents, and homeowners navigate this process. Call 707-243-3082 to schedule a Fire Safety Inspection and receive both your FHDS report and a Property Defense Plan, giving you the clarity and confidence you need when purchasing a home in wildfire-prone areas.