Selling a home in Pacific Palisades often means dealing with wildfire rules that can feel complex. If your property sits in a Very High Fire Hazard Severity Zone, you are likely subject to AB 38 requirements during a sale. You want to move forward with confidence, avoid last‑minute delays, and show buyers your home is well prepared. This guide breaks down what AB 38 means, who inspects in the Palisades, and the exact steps to take so your escrow stays on track. Let’s dive in.
What AB 38 requires
AB 38 added Civil Code 1102.19. If your property is in a High or Very High Fire Hazard Severity Zone, you must provide buyers with documentation that your home complies with defensible space rules before closing, or agree in writing that the buyer will obtain compliance within one year after close. You can read the statutory language in the chaptered act for AB 38.
Inspectors use state and local vegetation standards to judge compliance. The baseline comes from Public Resources Code 4291, which defines defensible space within 100 feet of structures and emphasizes the 0 to 5 foot ember‑resistant zone and the 5 to 30 foot lean‑clean‑green band. Review the core requirements in PRC 4291.
Is your home in a VHFHSZ?
Start by confirming the property’s fire‑hazard designation. Use the state’s official Fire Hazard Severity Zone Viewer to look up your address and note whether it is in a High or Very High zone. Check your parcel here: CAL FIRE FHSZ Viewer.
Because Pacific Palisades is inside the City of Los Angeles, local responsibility typically falls to the Los Angeles Fire Department. You can verify jurisdiction and find city resources on the LAFD Fire Zone page. Map updates have rolled out statewide, so recheck your property status early in your planning.
Who handles inspections in the Palisades
For City of Los Angeles parcels, the Los Angeles Fire Department’s Brush Clearance Unit oversees defensible space and AB 38 inspections. Use the contact information posted on the LAFD Fire Zone page to request a Defensible Space Inspection. Typical contacts include [email protected] and [email protected], and the Brush Clearance Unit line at 800‑994‑4444.
If your lot borders public open space, you still must maintain your side of the line. Clearing beyond your property boundaries requires permission from the land manager. LAFD provides guidance for coordination with MRCA and other agencies on its MRCA information page.
Seller timeline and steps
1) Verify zone and disclosures
- Confirm your parcel’s status in the CAL FIRE FHSZ Viewer and save a copy for your file.
- Include the C.A.R. Fire Hardening and Defensible Space Advisory in your disclosure packet. Find guidance on the FHDS form.
2) Prep your property to PRC 4291
- Focus on the first 30 feet from structures and especially the 0 to 5 foot ember‑resistant zone.
- Remove dead vegetation, clean roofs and gutters, limb up trees, and relocate wood piles.
- Use the standards outlined in PRC 4291.
3) Request the LAFD inspection early
- Email the Brush Clearance Unit or use contacts on the LAFD Fire Zone page.
- Ask about current scheduling windows and any documentation you should prepare.
- If timing is tight, get remediation done before the inspector arrives to increase your chance of passing on the first visit.
4) Document compliance or use the one‑year option
- If your home passes, provide the LAFD compliance report to the buyer and escrow.
- If you cannot obtain a passing report before closing, AB 38 allows a written agreement where the buyer obtains compliance within one year after close. Many agencies accept a recent compliant report, often within about six months, for escrow purposes. See common practice notes on the AB 38 overview from VCFD.
5) Budget for fixes and city fees
- Costs vary by property. Plan for landscape work, possible re‑inspections, and administrative fees if the city must enforce clearance.
- LAFD outlines owner notifications and fee processes on its Owner Notification Mailer page. Confirm current amounts directly with LAFD.
Why this matters to buyers and insurers
AB 38 compliance helps reduce wildfire risk and shows buyers that a property is responsibly maintained. Documentation of defensible space and visible home‑hardening features can also help answer underwriting questions. The January 2025 Palisades Fire heightened attention on mitigation and preparedness in our area, as reported by the Washington Post.
Rebuilding and stricter standards
If a future fire damages a home, parcels in Very High zones may face stricter Wildland‑Urban Interface building requirements during rebuilding. These standards can affect materials, methods, and costs. For background on WUI considerations and wildfire loss dynamics, review this research summary from MDPI.
Special Palisades considerations
- Many hillside parcels back up to public land. Work closely with LAFD and the appropriate agency before clearing beyond your property line. Use LAFD’s MRCA coordination guide to understand permissions.
- Keep records. Photos, invoices, and any recent compliance reports can support disclosure, assist buyers, and streamline insurance conversations.
Quick seller checklist
- Confirm if your address is in a High or Very High FHSZ.
- Include the FHDS advisory in your disclosures.
- Reduce fuels per PRC 4291, prioritizing 0 to 5 feet from structures.
- Request an LAFD Defensible Space Inspection early.
- Provide a passing report to buyers, or use the AB 38 one‑year buyer agreement if needed.
- Track costs, save receipts, and keep all documentation for escrow.
Ready to list or prepping for spring market? Reach out for a thoughtful game plan that keeps your escrow on schedule. As part of a concierge process, Sarah Griffin can help you line up the right steps, disclosures, and timing.
FAQs
What is AB 38 for Pacific Palisades home sales?
- AB 38 requires sellers in High or Very High Fire Hazard Severity Zones to give buyers a recent defensible space compliance report before close or use a written agreement where the buyer obtains compliance within one year after close. See the statute summary in AB 38.
How do I check if my Palisades home is in a VHFHSZ?
- Enter your address in the official CAL FIRE FHSZ Viewer and confirm local jurisdiction using the LAFD Fire Zone page.
Who performs the AB 38 inspection in the City of Los Angeles?
- The Los Angeles Fire Department Brush Clearance Unit conducts Defensible Space Inspections for city parcels. Contact details and request info are on the LAFD Fire Zone page.
How long is a passing report considered current for escrow?
- Many agencies accept a recent compliant inspection, often within about six months, to satisfy AB 38 documentation. If you cannot pass before close, use the one‑year buyer agreement option noted in the VCFD AB 38 overview.
What are the most common fixes to pass in the Palisades?
- Clear dead vegetation, clean roofs and gutters, limb trees, space shrubs, and remove combustibles within 0 to 5 feet of structures based on PRC 4291.
Do I need permission to clear brush on adjacent public land?
- Yes. You must obtain permission from the land manager before clearing beyond your property line. LAFD explains coordination steps with MRCA and others on its MRCA information page.
