Selling in San Diego and hearing about “home hardening” rules? You’re not alone. With updated fire maps and new forms, it can feel like one more thing to track while prepping your home. This guide breaks down what the law requires, how San Diego’s local rules fit in, and a simple checklist to keep your sale on schedule. Let’s dive in.
Who must disclose in San Diego
If your property is a 1–4 unit residence and lies in a mapped High or Very High Fire Hazard Severity Zone, state law requires a home‑hardening notice when a Transfer Disclosure Statement is required. The requirement comes from California Civil Code §1102.6f, which also outlines the educational statement you must provide to buyers. You can confirm the property’s zone status using the State Fire Marshal’s official map viewer.
Homes built before 2010 have an extra step. If your home was built before January 1, 2010, the statute requires the full home‑hardening questionnaire that asks about features that can increase wildfire vulnerability. You can review the statute’s disclosure framework in California Civil Code §1102.6f.
What you must disclose
The statute lists features that can make a home more vulnerable to embers and heat. You must indicate which of these you are aware of:
- Roof, eave, soffit, or attic vents with openings larger than 1/8 inch.
- Untreated wood shake or shingle roofs.
- Combustible plants or materials within 5 feet of the structure and under attached decks.
- Single‑pane or non‑tempered glass windows.
- Loose or missing bird stop or roof flashing.
- Rain gutters without noncombustible covers.
Starting July 1, 2025, sellers must also provide the State’s list of “low‑cost retrofits” and state which retrofits were completed during ownership. This requirement is set out in Government Code §51189.
Defensible space documentation in practice
For properties in High or Very High zones, you must provide documentation that the property complies with defensible‑space rules under PRC §4291 or any applicable local vegetation ordinance. If you cannot provide this before closing, the contract must include a written agreement assigning responsibility to obtain the documentation after close within a set time period. A plain‑language summary of this point‑of‑sale documentation framework is available here.
In practice, most sellers and agents use California Association of REALTORS® forms to deliver these items. Look for the FHDS and HFHD forms, which incorporate the statutory disclosure content and retrofit checklist.
San Diego maps and local rules
CAL FIRE and the Office of the State Fire Marshal updated regional fire‑hazard maps in 2024 and 2025, which affected parts of inland North County and the foothill areas. Always verify a parcel’s current zone status using the State Fire Marshal’s map viewer. Local fire jurisdictions may also run their own defensible‑space inspection programs and charge fees. The San Diego Association of REALTORS® has noted that fees or procedures can vary by fire protection district, so confirm early.
As one local example, the Lakeside Fire Protection District publishes defensible‑space requirements and a fee schedule for inspections. Other districts have their own portals and timelines. Check your property’s city or fire district website for the latest instructions.
Your seller checklist
Use this step‑by‑step list to stay ahead of deadlines.
- Confirm your zone status
- Look up your parcel on the State Fire Marshal’s Fire Hazard Severity Zone map viewer. If the property is mapped High or Very High, the statutory disclosure applies and defensible‑space documentation may be required.
- Confirm the year built
- If your home was built before 2010, the full home‑hardening questionnaire is triggered under Civil Code §1102.6f.
- Gather your documents
- Collect permits, receipts, and photos for any fire‑hardening work or retrofits. After July 1, 2025 you must provide the State’s “low‑cost retrofit” list and indicate which items you completed under Government Code §51189.
- If you already have a defensible‑space compliance report, add it to your file.
- Schedule inspections early
- If you need defensible‑space documentation, contact your local fire district or city fire department to learn procedures, timing, and fees. In San Diego County, some districts operate their own inspection programs and charge administrative fees.
- Complete required forms
- With your listing agent, complete the TDS, the Natural Hazard Disclosure as applicable, and the C.A.R. FHDS/HFHD forms. Make sure the statutory educational statement referenced in §1102.6f is included and that you answer each vulnerability feature.
- Meet contract deadlines
- Under the common C.A.R. Residential Purchase Agreement framework, sellers typically deliver disclosures within a set period after acceptance, often 7 days by default. Plan your inspections and forms to hit that window.
- Use a written agreement if needed
- If you cannot obtain defensible‑space documentation before close and local rules allow, include a written buyer‑seller agreement that assigns responsibility and a timeline to obtain the report after closing.
- Keep records after closing
- Save receipts, inspection reports, and completed disclosures. These can support insurance underwriting and minimize future disputes.
Timing and contract tips
Late or incomplete disclosures can create risk, including buyer rescission rights tied to delivery timing. Follow the delivery timelines in your purchase agreement and keep proof of when each disclosure was provided. Review the standard Residential Purchase Agreement framework for typical delivery periods and buyer review windows.
Why this matters to buyers
Home‑hardening features and defensible space can improve a home’s survivability during an ember storm and may influence insurance options and pricing. Buyers increasingly ask for documentation of completed retrofits, which can help your home stand out in higher‑risk areas. For examples of retrofit benefits and considerations, see this overview of common upgrades like window improvements and vent protection.
Ready to list with confidence? Our team can help you coordinate vendors, organize required paperwork, and market your home with clarity and care. If you have questions about your property’s zone status or disclosure timing, reach out to Shay Realtors® for local guidance and a smooth sale.
FAQs
Who must provide a home‑hardening disclosure in San Diego?
- Sellers of 1–4 unit residential properties located in a mapped High or Very High Fire Hazard Severity Zone must provide the home‑hardening notice when a Transfer Disclosure Statement is required under California Civil Code §1102.6f.
How do I check if my home is in a Fire Hazard Severity Zone?
- Use the Office of the State Fire Marshal’s official map viewer to search your parcel and confirm whether it is mapped as High or Very High.
What features must I disclose as potential wildfire vulnerabilities?
- The statute lists items such as larger‑opening vents, untreated wood shake roofs, combustible materials within 5 feet of the home and under decks, single‑pane or non‑tempered windows, missing roof flashing or bird stop, and uncovered gutters, and requires you to indicate which apply.
What if I cannot get a defensible‑space inspection before closing?
- State rules allow a written agreement that assigns responsibility for obtaining compliance documentation after closing within a set timeframe, if local ordinances do not require seller proof before close.
Do condos or townhomes ever need this disclosure?
- Yes, if the property is a 1–4 unit residential dwelling where a TDS is required and it lies in a mapped High or Very High zone, the disclosure obligation applies.
When do I have to disclose “low‑cost retrofits” I completed?
- On and after July 1, 2025 you must provide the State’s low‑cost retrofit list and indicate which retrofits you completed during ownership, as directed by Government Code §51189.
Are there inspection fees in San Diego County?
- Some local fire districts charge inspection or administrative fees for defensible‑space compliance; check your district’s process and schedule early to avoid delays.
