Buying a home in California is stressful enough without adding wildfire risk into the mix. Yet thousands of properties across the state sit within high and very high Fire Hazard Severity Zones, as mapped by CAL FIRE and the Office of the State Fire Marshal. These areas face elevated risk, and for buyers, that means more than just the possibility of fire damage. It affects disclosure requirements, insurance availability, and the steps you’ll need to take after closing. If you’re considering a property in one of these zones, here’s what you should know to make an informed decision.

Understanding Fire Hazard Severity Zones

California’s Fire Hazard Severity Zones (FHSZ) are not arbitrary—they’re based on science. CAL FIRE evaluates factors such as vegetation, terrain, weather patterns, and historical fire activity to classify parcels as moderate, high, or very high hazard. These designations don’t mean your home will definitely burn, but they do reflect the likelihood of severe wildfire behavior in the area. You can check any property’s hazard level by entering the address into CAL FIRE’s interactive zone map.

FHDS disclosures for buyers

If the home you’re considering was built before 2010, is one to four units, and is located in a high or very high FHSZ, the seller is required to provide you with a Fire Hardening and Defensible Space (FHDS) disclosure. This form, created under Assembly Bill 38, outlines the home’s wildfire vulnerabilities and whether defensible space requirements are being met. By law, the disclosure must be delivered within seven days of offer acceptance. If it isn’t, you may have the right to cancel escrow. The FHDS report highlights things like roof type, vents, siding, decks, windows, and landscaping conditions. For buyers, it’s your first official look at how well the home is prepared for wildfire—and where work is still needed.

What FHDS reports don’t tell you

The FHDS disclosure is useful, but it has limits. Sellers may not know how to answer every question accurately, and the form itself doesn’t include detailed recommendations. That’s why many buyers choose to request a professional Fire Safety Inspection. At Golden State Home Hardening, these inspections are performed by fire experts, often with firefighting backgrounds, who evaluate the home and produce two documents: an FHDS report that fulfills state disclosure rules and a Property Defense Plan that goes further with prioritized, photo-documented recommendations.

Insurance challenges in fire zones

One of the biggest hurdles buyers face in high fire hazard zones is insurance. Over the last several years, major insurers have pulled back coverage in California, leaving many homeowners scrambling. While the California FAIR Plan exists as a backstop, it’s often more expensive and less comprehensive than traditional coverage. Documented mitigation, such as defensible space clearance and structural upgrades, can make your application stronger and may help when shopping for coverage. Keep in mind, though, that no inspection or report guarantees lower rates or broader availability—insurer guidelines vary and change often.

What buyers should look for during the process

When evaluating a home in a high fire hazard zone, go beyond the FHDS form and pay attention to:

• Roofing materials: Class A fire-rated roofs are far more resilient than wood shake.

• Vents and openings: Ember-resistant vents are critical to preventing home ignition.

• Windows and siding: Dual-pane glass and fire-resistant siding improve performance.

• Defensible space: Vegetation should be cleared within 100 feet of structures, with stricter rules in the 0–5 foot “immediate zone.”

• Neighborhood conditions: A community where every home is maintained reduces overall risk.

These are the same features insurance companies and fire inspectors will be watching, so spotting them early helps you understand what you’re buying into.

Questions to ask your agent or seller

As a buyer, don’t be afraid to ask direct questions about wildfire preparedness. Examples include:

• Has a recent Fire Safety Inspection been completed?

• Can you provide documentation of defensible space compliance?

• Have any fire-hardening retrofits been done (vents, windows, siding)?

• Has the property ever experienced wildfire damage or near misses?

• Are there HOA fire safety rules in place for the community?

Clear answers help you avoid surprises and allow you to plan upgrades if needed.

Why professional inspections help buyers

Even with an FHDS disclosure in hand, many buyers feel uncertain. A professional Fire Safety Inspection bridges that gap. Golden State Home Hardening provides detailed assessments backed by expertise in fire behavior and mitigation. Our Property Defense Plans not only identify vulnerabilities but also outline step-by-step solutions that you can tackle immediately or phase over time. For buyers, this transforms the decision-making process—you’re not just told what’s wrong, you’re given a roadmap to make it right.

Making a smart decision

Buying in a high fire hazard zone doesn’t have to mean walking away. Many properties are in these areas, and with the right preparation, they can still be excellent investments and safe homes. The key is going in with eyes open. Use the FHDS disclosure as your baseline, consider a professional inspection for clarity, and talk with your insurance agent early to understand options. Factor potential upgrades into your budget, and weigh the peace of mind that comes with knowing you’re prepared.

Final thoughts

California’s wildfire risk isn’t going away, and if you’re buying a home in a high fire hazard zone, you need to know what that means for your investment, safety, and insurance. The FHDS disclosure gives you a required snapshot, but pairing it with a Fire Safety Inspection and Property Defense Plan gives you the confidence to move forward wisely.

Golden State Home Hardening works with buyers, sellers, agents, and HOAs to simplify this process. Our inspections provide both the legally required FHDS report and the actionable Property Defense Plan that shows you exactly how to strengthen your property. Call 707-243-3082 today to schedule your inspection and move into your next home with clarity and peace of mind.