Wildfires have reshaped how Californians buy and sell homes. As more neighborhoods fall inside high and very high Fire Hazard Severity Zones (FHSZ), the state has tightened disclosure rules so buyers understand wildfire exposure before they close. Two tools now sit at the center of that process: the FHDS (Fire Hardening and Defensible Space) disclosure and a Fire Safety Inspection that makes completing the disclosure accurate and straightforward. For real estate agents, this is both a compliance issue and a trust-building opportunity. For buyers and homeowners, it’s about clarity, safety, and a plan. If you work in or near mapped FHSZ areas, here’s what has changed, what’s required, and how to navigate it with confidence.

California’s mapping updates are a big part of the story. CAL FIRE and the Office of the State Fire Marshal (OSFM) have updated statewide maps for State Responsibility Areas (SRA) and are rolling out Local Responsibility Area (LRA) maps in 2025. In practical terms, more parcels are now identified as high or very high hazard. That matters because the FHDS disclosure requirements attach when a property sits in these zones. You can verify any address on the state’s Fire Hazard Severity Zone map.

What the FHDS disclosure is—and why it exists

The Fire Hardening and Defensible Space disclosure grew out of Assembly Bill 38 (AB 38). The goal is simple: give buyers clear information about features that influence wildfire vulnerability and whether required defensible-space clearance has been addressed. The disclosure covers things like roofing materials, vents (including ember-resistant venting), eaves/soffits and siding, window glazing, decks, and nearby vegetation that could transmit heat or embers. It also asks sellers to indicate whether certain low-cost hardening measures (for example, gutter guards or ember-resistant vents) have been completed. For agents, it’s a structured way to communicate risk transparently; for buyers, it’s an at-a-glance picture of current conditions.

When the FHDS disclosure applies

Not every transaction triggers the FHDS form. In general, it applies when all of the following are true:

• The property is residential (1–4 units)

• The dwelling was built before 2010

• The parcel is within a high or very high Fire Hazard Severity Zone

• The sale requires a Transfer Disclosure Statement (TDS)

Because these criteria are specific, the first step in any listing or offer should be confirming the property’s zone using CAL FIRE’s Fire Hazard Severity Zone page. That page links to the official interactive map viewer.

Defensible space documentation tied to AB 38

AB 38 also addresses defensible space documentation. If a sale involves a home in a high or very high FHSZ, the seller must provide the buyer with documentation that the property complies with Public Resources Code §4291 defensible-space requirements (or, if it can’t be obtained by close of escrow, the parties can agree the buyer will secure it within a defined timeframe after closing). Fire agencies across the state provide AB 38 real-estate defensible-space inspections to support transactions.

Why a Fire Safety Inspection helps everyone

Sellers often don’t know how to answer technical questions about vents, soffits, or clearance around structures. A professional Fire Safety Inspection makes the FHDS process accurate and efficient and produces two practical outcomes: a clear FHDS disclosure buyers can rely on, and a Property Defense Plan—a separate, actionable roadmap to reduce risk over time. Golden State Home Hardening (GSHH) conducts comprehensive inspections, documents conditions with photos, and outlines prioritized steps homeowners (or HOAs) can implement with qualified contractors.

What you gain from pairing an inspection with your FHDS disclosure:

• Accuracy: Item-by-item evaluation of home-hardening features and defensible-space status.

• Clarity for buyers: Plain-language notes and photos reduce confusion and follow-up friction.

• A path forward: A Property Defense Plan that prioritizes upgrades and budgets realistically.

Schedule with GSHH: Call 707-243-3082 to book a Fire Safety Inspection and receive both the FHDS disclosure support and a Property Defense Plan you can act on immediately.

Key responsibilities for real estate agents

Agents aren’t expected to be wildfire engineers, but they are expected to manage disclosures correctly. In high-risk zones, that means verifying whether the FHDS applies, helping the seller obtain appropriate documentation, and delivering disclosures within standard timelines set by contract forms. For example, the California Association of Realtors’ Home Hardening & Defensible Space forms specify delivery of documentation “within 7 days after acceptance” when the seller already has it, and additional timing if documentation is pending.

Agent checklist (quick scan):

• Confirm the address is in a high/very high FHSZ using the OSFM hazard map.

• Arrange a Fire Safety Inspection early to avoid escrow delays.

• Use a professional FHDS report to communicate conditions clearly to buyers.

• Track required delivery timelines to prevent cancellation rights.

Why buyers should care

An FHDS disclosure and inspection-backed notes give buyers confidence when evaluating a home’s condition and future costs. Instead of guessing whether vent upgrades or vegetation clearance will be needed, the report surfaces those items explicitly and, when paired with a Property Defense Plan, suggests a sensible order of operations. That clarity reduces last-minute surprises and keeps transactions on track.

Value beyond the sale: homeowners, HOAs, and communities

Even outside a sale, a Fire Safety Inspection and Property Defense Plan help owners and HOAs prioritize work that hardens structures and reduces community-level risk. The plan helps standardize improvements across units, coordinate contractors, and plan budgets. As CAL FIRE and OSFM implement the 2024–2025 Fire Hazard Severity Zone updates, more neighborhoods will find themselves subject to stricter vegetation and building requirements—another reason to approach mitigation methodically rather than piecemeal.

Insurance considerations (what we can and can’t say)

Completing an FHDS disclosure and acting on a Property Defense Plan does not guarantee lower premiums or broader availability. However, documented, proactive mitigation can be a positive factor as insurers evaluate properties in wildfire-exposed regions. At minimum, it signals to carriers that the owner is addressing predictable sources of loss.

How to move forward—today

If you’re a listing agent, start by confirming the property’s hazard zone and getting your inspection on the calendar before you go active. If you’re a buyer’s agent, request the FHDS disclosure early and suggest a third-party Fire Safety Inspection if the seller hasn’t commissioned one. If you’re a homeowner or HOA board member, use the Property Defense Plan to plan budgets, phase improvements, and align on community standards.

Quick links and next steps:

• Check an address: Use CAL FIRE’s Fire Hazard Severity Zones tool.

• Know the scope: Review when FHDS applies (1–4 units, built before 2010, in high/very high zones, TDS required).

• Understand defensible space: Learn how AB 38 defensible space inspections support real estate transfers.

• Get help now: Call Golden State Home Hardening at 707-243-3082 to schedule a Fire Safety Inspection and get both an FHDS disclosure report and a Property Defense Plan you can put to work immediately.

A note on map updates and “what counts” as high risk

As OSFM finalizes updated FHSZ maps across California, some parcels that were previously outside mapped high-risk areas may now be included, and vice versa. These maps are technical tools that estimate hazard—the likelihood and potential behavior of wildfire. They do not account for every mitigation step already done at a specific property. That’s why pairing the FHDS disclosure with a Fire Safety Inspection is so important: the map tells you about the area, while the inspection tells you about the specific home.

Bottom line: California’s wildfire disclosure rules are here to stay. The FHDS disclosure makes risk visible; a Fire Safety Inspection makes it actionable. For agents, it’s a clear path to a compliant, smoother escrow. For buyers, it’s confidence. For homeowners and HOAs, it’s a prioritized plan. Call Golden State Home Hardening at 707-243-3082 to get started.