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.
•  
• 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

How to Fire Harden Your Home, No Matter Where You Live

Damage to house in Altadena

The most recent fires have once again brought up the issue of the vulnerability to fires. Although living near hills, mountains, areas with high vegetation are very often in the high risk fire zones, an event like this could happen in the city as well. The high winds fire events (winds of 80-90 mph in Altadena) in early January quickly consumed neighborhoods and business districts--property owners should  think about the three ignition sources which are embers (airborne wood carried by wind), surface fires (ground debris, shrubs), and crown fires (spread in the tops of trees). According to www.firewise.org, studies have shown that homes ignite due to the condition of the home and everything around it, up to 200 feet from the foundation.

That means when it comes to fire safety, you have to consider every inch of your house as a potential
vulnerability. But there are steps you can take today to protect your home and your family to make sure
each and every part of your home is “hardened” in preparation.

FIRST, ADDRESS THESE VULNERABILITIES:
• Consider re-roofing a roof built with shingles or wood. Use materials with a Class A fire rating,
such as composition shingles, tile or steel.
• Inspect for and cover up any gaps in the roof to prevent falling embers from entering the house.
• Cover up any open vents, including chimneys, with 1/8” mesh to keep out falling embers. Move
any combustible items away from the vents, both inside and outside.
• Consider remodeling wooden walls with ignition resistant materials such as stucco, fiber cement or fire-retardant-treated wood.
• Cover up rain gutters with screens to prevent leaves from accumulating.
• Ensure that the only plants within 20 feet of the house are small, well-pruned plants with high moisture content. Ideally, there should be no vegetation within five feet of the property.
• Install multi-paned, tempered glass to reduce the chance of windows breaking due to the heat of a fire, which then creates opportunities for embers to enter the house.
• Make sure the home’s address is clearly visible from the street, which will make it easier for emergency vehicles to find the house.
• Purchase at least one fire extinguisher for the house — two if there is a detached garage.

STAY ON TOP OF ONGOING MAINTENANCE:
• Regularly clean out rain gutters.
• Remove dead plants or dry leaves from the property and regularly trim trees that come close to the house.
• Clean outdoor decks to remove leaves that get trapped between deck boards.
• Check fire extinguishers annually to be sure they have not expired.
• Ensure the driveway and local access roads are in good condition.

PHOTO:  This house, for unknown reasons, was the only one on the street to burn, but note that many other homes nearby on adjacent streets were lost, including a school. The neighborhood was a stone's throw from Eaton Canyon.  It was next to the house I grew up in years ago, which did not burn. As you can see, the area has a great deal of vegetation including pine trees and deodar trees. Per the LA County survey photo of my former home, there was no apparent fire damage and was catalogued as "no damage". Photo courtesy of Pasadena News photographer who took photos of other burning structures the next morning after it started and who sent it to me.

Sources: University of California Cooperative Education, Wildfire Preparation & Recovery; CAL Fire, Hardening Your Home. California Association of Realtors.

 

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

California Insurance Claim Guidelines for Dealing With Insurance and Wildfire Disaster, One Year Moratorium

Homeowners,

Insurance often becomes top of mind during crises like these, and understanding your rights and resources can make all the difference. Here is essential information for you at this time. Please just use this as a guide when deciding about your claim.

Preparing and Filing an Insurance Claim

Items to Have Ready:

    Home Policy Information: Include your policy number and the insurer’s contact details. Many carriers also allow online filing.

    List Damaged or Lost Items: Document personal items lost or damaged. Photos, videos, descriptions, and estimated replacement costs are helpful. Receipts and detailed records can expedite the process but aren’t always required.

    Temporary Living Expenses: Track all expenses like hotel stays, meals, and transportation incurred while displaced.

    Fire Department Report: Request an official report confirming the fire’s cause and scope.

    Evacuation Notices: Retain any official notices that verify your evacuation.

    Notes of Conversations: Record every interaction with your insurance provider, including dates, representative names, and discussion summaries.

    Organizing Your Claim: Create a physical or digital folder for all claim-related documents, receipts, and communications.

Caution: Public adjusters will likely contact you, offering to handle your claim. While they can be helpful in complex cases, they take a percentage of your payout. Take a few days to assess whether their services are necessary before signing anything.

Key California Insurance Claim Rules

    In California, insurers are legally bound to specific practices, especially during declared emergencies. These rules provide leverage to ensure fair and prompt claim resolution.

Temporary Living Expenses (ALE):

    Advance Payments: Insurers must provide at least four months of ALE benefits for total losses in declared emergencies. ([CA Ins. Code 2061(a)(1)])

    Extended Coverage: If civil authority restricts access, ALE is covered for at least two weeks, with extensions as needed. ([CA Ins. Code 2060(c)])

Rebuilding or Relocating

 

    Use full replacement benefits for rebuilding at the same or a new location or buying a replacement home. Insurers cannot deduct land value from payments. ([CA Ins. Code 2051.5(c)])

 

Personal Property Coverage:

    Insurers must offer at least 30% of your Dwelling limit for personal property in total losses. ([CA Ins. Code 10103.7])

    Inventory Requirements: Accept simplified itemization like “15 books” rather than detailed lists. ([CA Ins. Code 2061(a)(2)(3)])

 

Debris Removal:

    Insurers should coordinate and fund debris removal efforts when included in a group program.

Claim Handling Timelines

 

    Acknowledgment of Claim: Within 15 days of notice. ([10 CCR 2695.5(e)])

    Investigation: Begin within 15 days of claim receipt.

    Communication: Reply to inquiries within 15 days. ([10 CCR 2695.5(b)])

    Policy Copy Requests: Must be fulfilled within 30 days. ([Cal Ins. Code 2071; 2084])

    Claim Decision: Insurers must accept or reject claims within 40 days of proof of claim receipt. ([10 CCR 2695.7(b)])

    Payments: Claims must be paid within 30 days of acceptance.

    If you encounter multiple adjusters, request a primary contact to simplify communication. ([Cal Ins. Code 14047]).

Homeowners may be approached by people to handle your claim, please be cautious in who you choose to deal with.

Department of Insurance

 

    Last but not least, consult with Dept of Insurance for further assistance.  There is a one-year moratorium for cancellations and non-renewals, check to see if your zip code is in the moratorium area.

#Eatonfire

#PacificPalisadesfire

#Californiawildfires

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

California Fire Assistance Resources For All

 Homeowners, Renters and Business Owners are in need of resources and assistance. Please review the following list, rather lengthy, but you may find financial and residential help here.

DISASTER RESOURCES

General Resources 

• LA County Emergency Management: https://lacounty.gov/emergency/
• California disaster: "major disaster declaration" which allows for immediate cash assistance for parties affected for food, prescriptions and other necessary costs like baby formula. Federal disaster assistance is available for those who have been impacted by the wildfires in Southern California.  People can contact disasterassistance.gov or call 1 (800) 621-3362. Also increasing coverage from 75% to 100% for 180 days for things like debris and hazardous materials removal, temporary shelter and 1st responder salaries.
• Watch Duty app
• LAist has compiled a list of resources
• Mutual Aid LA Network has put together an extensive list of resources for fire evacuees and folks who want to help

 

Housing/Shelter

• 211 LA is partnering with Airbnb to offer free temporary shelter for people displaced from their homes by fire. Start by filling out this form
• YMCA of Metropolitan Los Angeles is opening its locations that aren't affected by the fires for temporary shelter, showers, basic amenities, and mental health support. They are also providing childcare services (5 years and up) for first responders and families affected by the fires

Evacuation centers

• Arcadia Community Center – 375 Campus Drive, Arcadia, CA 91007
• Ritchie Valens Recreation Center – 10736 Laurel Canyon Blvd., Pacoima, CA 91331
• Pan Pacific Recreational Center – 7600 Beverly Blvd., Los Angeles, CA 90036
• Westwood Recreation Center – 1350 Sepulveda Blvd., Los Angeles, CA 90025 (accepts small animals)
• El Camino Real Charter High School – 5440 Valley Circle Blvd, Woodland Hills, CA 91367
• Pasadena Civic Center – 300 East Green Street, Pasadena, CA 91101 (Pasadena Convention Center is currently no longer accepting donations of food, water, emergency supplies or donations of any kind because they have had an overwhelmingly generous response.)
• Pomona Fairplex – 1101 W McKinley Ave, Pomona, CA 91768 · Pierce College: 6201 Winnetka Ave., Woodland Hills (accepts large animals)

Food & Supplies The Los Angeles Food Policy Council says it is currently working with Food Recovery Organizations in the region to connect them to active food distribution sites for delivery. The organization is coordinating volunteers and sending them to food distribution sites. Please let them know if you need or have volunteers to help coordinate volunteer sites.

 

EMERGENCY FUNDS & HOUSING SUPPORT

LA County Emergency
Up to date information on local hazards and evacuation assistance, including quick links to Road Closures, Animal Shelters and Health Alerts.

Apply for FEMA Disaster Relief Funds
Apply for federal assistance by calling toll-free to (800) 621-FEMA (3362).  Disaster victims may register by calling this number. You do not have to wait to go to a disaster assistance center. The number for speech and hearing impaired individuals is (800) 462-7585. Federal disaster assistance available for residents and businesses in the affected counties includes temporary housing assistance, disaster loans and other needs assistance grants.

Salvation Army of Southern California
These locations serve as all-purpose stops for people looking for financial assistance, government documents, and information about how they can rebuild following a disaster.

Fannie Mae's Disaster Response Network
A comprehensive case-management service for disaster-affected homeowners whose mortgage loans are backed by the company. The program provides homeowners broader personalized support to address safety and basic needs, property repairs, employment, and financial recovery—all of which affect a borrower's ability to meet their mortgage obligations.

U.S. Small Business Administration
Federal Disaster Loans for Businesses, Private Nonprofits, Homeowners, and Renters.

State of California, Employment Development Department
The California Employment Development Department (EDD) provides a variety of services to individuals and businesses affected by disasters in California.

Los Angeles County Assessor
Taxpayers whose properties have either been destroyed or sustained a minimum of $10,000 in damage may file a Misfortune and Calamity (M&C) claim for property tax relief.  Assessor's Disaster Relief Hotline (213) 974-8658  See https://assessor.lacounty.gov/tax-relief/disaster-relief

Airbnb
Offering free home stays for those in need of emergency housing.

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MEDICAL AID

HealthNet
Health Net is helping ensure that members who have lost their homes, or have been evacuated, due to wildfire activity in California have access to essential prescription medications, critical Health Net information and other healthcare services to help them cope with grief, loss, stress or trauma.

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RECOVER & REBUILD

CARe
Provides free disaster recovery help, information and guidance.

California Wildfires Statewide Recovery Resources
Local assistance, record replacement, debris removal, and temporary housing. 

American Red Cross
Assistance to support long-term recovery efforts.

Community Partners
From Chaos to Community - A Guide to Helping Friends and Neighbors Recover and Rebuild After a Major Disaster
A resource guide that aims to inspire individuals and citizen groups to act in organized, effective ways to help communities hit by disasters to reclaim their future.

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LEGAL & FINANCIAL ASSISTANCE

National Disaster Legal Aid Resource Center Quick Guide

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INSURANCE - RELATED ISSUES

California Department of Insurance Wildfire Information
DOI can be contacted for general information and guidance about insurance claims by calling (800) 927-HELP (4357).

Farmers Catastrophe Response Team

United Policyholders 
Through their Roadmap to Recovery programs you will find support, guidance and trustworthy help navigating the process of returning to a wildfire damaged area, repairing and replacing damaged and destroyed property, and collecting all available insurance funds.
 

#EatonFire

#PacificPalisadesFire

#Californiafires

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

Fire Protection: Home Hardening Law for 2021 in California

Are you a property owner who's considered fire resistant materials for your home? If you already have made certain changes, you're probably closer to protecting your property in case of wildfire. Wildfires are not just in a certain part of the state, for instance, they could happen anywhere you live near brush and vegetation. A new law came into effect January 1, 2021 that requires a disclosure for properties that are:

• Within high or very high fire hazard zones 

• Built before 2010 

• Residential one to four properties; condominiums or other common interest development units; or manufactured homes    

The fire zones are disclosed in the natural hazard disclosure statements required in property transactions, where the box is checked on the form for which zone(s) the property is in.  Natural Hazard Disclosure reports and statements, required in California, are most often completed by professional sources which assume the liability for and have access to statewide reports concerning the hazard zones and required disclosures in California law.  California Association of Realtors now includes a disclosure form for sellers as part of their transactional documentation in a sale to cover requirements under the new law.

Fire hardening measures include Class A fire rate roofing materials (composition, tiles, steel), using 1/8" mesh at chimneys and vents, using screens over rain gutters, keeping vegetation at least 5 feet from the property, and multi-paned tempered glass.  

Parts of Los Angeles and Orange Counties may be significant for taking measures, but even in non-high-fire zones, they are a good idea for overall home maintenance and protection.

CalFire's website https://www.readyforwildfire.org/ contains this agency's advice on preparing for wildfire.

 Julia Huntsman, REALTOR, Broker www.juliahuntsman.com | 562-896-2609 | California Lic. #01188996