What Are Current Rebuilding Requirements in California?

Defensible Space Around Property

If you sell your California residential property or buy a new one, the seller and buyer will be responsible for disclosing and reviewing the current information about fire zones and the proximity of that property to fire zones per State Fire Marshal mapping. In Los Angeles County, Very High Fire Hazard Severity Zone (VHSFZ)requires fireproofing based on current standards for rebuilds. Actually, every homeowner no matter their location, should review these standards for home protection:

• Class A Roofing - Includes clay tile, asphalt shingle, concrete tile,  steel, slate tile. No wood shake.  Use concrete stop in clay tiles to prevent intruding embers.
• Use roof and ridge vents. Any vents should have screens (1/8") to prevent ember intrusion. 
• Roof gutters must have screens, spark arrestors in chimneys when burning solid fuel.
• Exterior walls: 1-hour rated made of stucco, brick, fiber cement siding--wood siding doesn't comply.
• Doors: Fire retardant wood or non-combustible for garage doors; other exterior doors to have 20-minute rating-metal, glass and solid hardwood, layer of tempered glass over glazing.
• Windows: One pane of double paned windows to be tempered.
• Decks, stairs, risers to be non-combustible materials, fiber cement, concrete/stone patio walkways.
• Defensible space: No vines or climbing plants, leave a clear 5 feet perimeter around house, remove dead vegetation 100 feet from structure, hedges no higher than 8 feet. Plant removal:  no Juniper, Italian Cypress, Bougainvillea, Wisteria, Eucalyptus, Pampas grass, and others. Remove fuel ladders by separate higher and lower plantings with at least a 2 foot space.
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• A final word on Smoke Cleanup: 
• Replace air filters, get ducts cleaned, and check for any exterior equipment damage.
• Use portable air cleaner with HEPA filter for as long as possible.
• Replace insulation in vented spaces. Smokey smell will return in hot months.
• Debris cleanup: use water, not a blower. Review local agency restrictions.
• Water:  remove all filters and clean/check all equipment.
• Under sink systems:  Drain multiple times, change filter.
• Whole house systems should be checked by a maintenance company.
  

See prior post.

This list is not all-inclusive of all activities a homeowner may have to take, please consult your local area County or City requirements.

*Information and illustration from Joseph Spierer Architects.

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

About Rebuilding After the California Fires

Aerial photo of some rebuilds

Over the years, fires have affected large areas in Southern California and Northern California, causing many people to decide what they will do next. Some will rebuild, others will sell their lots and relocate to another area. 

As an example, the Malibu Woolsey fire in November of 2018 burned down approximately 500 houses: the rebuild stats as of January, 2025 show that so far 363 single family homes were approved by the planning authority, 296 houses have obtained permits, and out of the 500 or so homes, seven years post-fire, a total of 182 homes have actually been rebuilt.   

Aerial photo after fire

In the current burn areas of Pacific Palisades and Altadena/Pasadena, many people have already taken the initial steps of filing insurance claim, contacting their mortgage professional, dealing with tax assessor to reassess at lower value and/or postpone property tax bill, are going through lot cleanup, developing erosion control of the lot, and considering temporary housing on the lot. Owners should also find out if they are in a Coastal Zone or other plan overlay which affects their rebuild.  If your rebuilt stays within 110% of approved size, the property is exempt from CEQA (California Environmental Quality Act) and CCC (California Coastal Commission).  Other protection are in place for price gouging, property tax payments, unsolicited offers for amounts less than market value.   City of Los Angeles has approved numerous time deadlines and certain exemptions, such as 7 years to obtain permits and construction completion within following 3 years after permits issued. 

A. Budgeting for rebuild: In the Palisades, an average rebuild sq.ft. price estimate is within $600-$800, with "soft" costs addressing structural engineer, civil engineer, soil, Title 24--California's Building Energy Efficiency Standards--and landscaping. 

The timelines involved for surveys, permits, engineer, building and safety reviews, rebuild plans, rebuild design (you may or may not hire an architect) can take up to 2 years. 

B. In Altadena, the EPA started removal at the end of January, and continued by the U.S. Army Corps of Engineers at no cost to the owner. Private cleanups by owners may cost up to $127,000. A majority of the debris removal should be done by June 30 2025.

Important Questions: What are building regulation requirements for new builds? Various regulations put in place starting in 1963 resulted in more stringent rules for fireproofing. 

See next post for more information on current building requirements. *

*Information and photos in this post from Joseph Spierer Architects presentation 1-27-2025.

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996