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The Home Hardening Disclosure for Older Homes in California Fire Zones
If you sell a home built before January 1, 2010 in a high or very high Fire Hazard Severity Zone, California requires a home hardening disclosure. It notes features that make a home more vulnerable to wildfire, such as large vents, untreated wood shake roofs, combustible landscaping within 5 feet, single-pane windows and uncovered gutters. Since July 1, 2025, sellers also list low-cost retrofits completed while they owned the home.
Which sales it applies to
- Homes in a high or very high Fire Hazard Severity Zone
- Built before January 1, 2010
- Sales covered by the state’s transfer disclosure rules
Many older homes in Alta Sierra, Penn Valley, Lake Wildwood and the rest of western Nevada County fit this description.
The features the disclosure covers
| Feature | Why it matters |
|---|---|
| Vents with openings larger than 1/8 inch | Embers can blow into attics and crawlspaces |
| Untreated wood shake or shingle roof | Roofs catch embers first |
| Combustible landscaping within 5 feet of the home | Fire can reach the walls directly |
| Single-pane or non-tempered windows | Heat can break glass and let fire in |
| Missing ember-resistant roof edge closures (bird stops) | Embers collect under roof edges |
| Uncovered rain gutters | Dry debris in gutters ignites easily |
The 2025 update: listing retrofits
For sales from July 1, 2025, sellers must also disclose low-cost retrofits they completed during ownership. That’s good news for sellers who have already swapped vents, cleared the 5-foot zone or covered gutters: the disclosure now gives credit for that work.
How sellers can use this
- Walk the home with the list above before listing.
- Knock out inexpensive fixes like fine-mesh vent screens, gutter guards and clearing plants and mulch near the walls.
- Keep receipts and photos so the retrofits can be disclosed accurately.
How buyers can use this
Treat the disclosure as a starting list for your own inspection and your insurance quotes. Hardening features and defensible space can help with insurance availability and discounts under California’s Safer from Wildfires framework.
Frequently asked questions
What is the California home hardening disclosure?
A disclosure required under Civil Code 1102.6f when selling a home built before 2010 in a high or very high Fire Hazard Severity Zone, listing features that increase wildfire vulnerability.
Which homes need the home hardening disclosure?
Homes built before January 1, 2010 that are located in a high or very high Fire Hazard Severity Zone.
What changed in 2025?
Since July 1, 2025, sellers must also list low-cost retrofits they completed while they owned the home.
Does the seller have to fix the items on the disclosure?
The disclosure itself is informational. Separate defensible space rules and any agreements in the purchase contract may require work.
Sources
- California Civil Code 1102.6f (fire hardening disclosure)
- CAL FIRE Office of the State Fire Marshal: Fire Hazard Severity Zones
Information current as of September 16, 2026. General information only, not legal, tax or lending advice.
