Selling an Older Ventura County Home? CA Wildfire Disclosure Rule
Do Simi Valley home sellers have to give buyers a wildfire disclosure? Yes, if you're selling a home built before 2010 in a California High or Very High Fire Hazard Severity Zone, state law requires you to give buyers a wildfire disclosure and a fire-hardening checklist. This rule has been phasing in since 2019 and expanded on July 1, 2025. It applies across Ventura County wherever a property falls inside one of those zones, based on the home's address, not the city it's in. And since January 1, 2026, Ventura County Fire adds a local step: sellers in those zones in Simi Valley, Thousand Oaks, Moorpark, Camarillo and other areas it serves must give buyers proof that the property passed a defensible space inspection.
Do You Have to Disclose Wildfire Risk When Selling Your Home?
If your home sits in a High or Very High Fire Hazard Severity Zone, as mapped by the state, the answer is yes. California's Assembly Bill 38 has required this kind of disclosure since 2019, and the rule got stronger on July 1, 2025.
Under the original law, sellers in these zones have to tell buyers what they know about specific wildfire-related conditions on the property. Think wood roofs that haven't been treated, gutters that collect dry leaves and debris, windows that aren't tempered glass, loose or missing roof flashing, and flammable plants or materials within five feet of the house or tucked under a deck.
The July 2025 update added a second piece. If the home was built before January 1, 2010 and sits in one of these zones, the seller now also has to hand buyers a checklist of low-cost fire-hardening measures developed by CalFire and the Governor's Office of Emergency Services. The seller marks which of those measures are already in place, even if the answer is none.
What Counts as a High or Very High Fire Hazard Zone?
This isn't about which city or neighborhood sounds risky. It's about an official state map. CAL FIRE's Office of the State Fire Marshal designates Fire Hazard Severity Zones address by address, and those zones run through parts of many California counties, including areas of Ventura County.
The only way to know for sure whether a specific property falls inside one of these zones is to check it directly through CAL FIRE's mapping tool, or ask your agent or a title company to pull that information for the exact address. Two homes a few blocks apart can land on opposite sides of the line.
What This Means for Sellers
If you're listing a home built before 2010, find out early whether your address is in a mapped zone. You don't want to learn this during escrow when it can slow things down.
Under the state disclosure law, you disclose what you actually know, plus that fire-hardening checklist if your home qualifies. But in most of Ventura County there's now a second, local requirement that does involve an inspection and, if needed, yard work. See the next section.
Filling out the checklist honestly, even when most boxes are unchecked, protects you. It shows good faith and gives buyers the full picture, which can help head off disputes after closing.
Ventura County's Extra Step: The Defensible Space Inspection (2026)
Effective January 1, 2026, Ventura County Fire Protection District Ordinance 34 (Section 617) requires sellers of property in a High or Very High Fire Hazard Severity Zone to give buyers documentation that the property complies with defensible space rules. The county calls this the AB-38 Real Estate Defensible Space Inspection.
- Where it applies: areas served by Ventura County Fire, which include Simi Valley, Thousand Oaks, Moorpark, Camarillo, Ojai, Santa Paula and unincorporated Ventura County. Properties in Ventura, Oxnard and Fillmore use their own city fire department instead.
- What's inspected: the area up to 100 feet around all structures (or to the property line). The county says its standards are stricter than state law.
- Timing: inspections usually happen 7 to 10 days after you request one. The county recommends requesting at least two weeks before escrow closes.
- Cost: the county currently charges no fee for the inspection.
- If something fails: violations must be fixed within 30 days of the notice or before escrow closes, whichever comes first, and the seller requests a re-inspection. If the work can't be done before closing, the buyer can agree to complete it within 60 days after closing. That agreement (C.A.R. Form FHDS Disclosure and Addendum) has to be emailed to the county before escrow closes.
Our tip: if your home is in a mapped zone, request the inspection as soon as you decide to sell, not after you're in escrow. You can check your zone with the state's map viewer and request the inspection on Ventura County Fire's AB-38 page.
What This Means for Buyers
If you're buying an older home in Ventura County, pay attention to this disclosure. It's not meant to scare you off. It's meant to give you a realistic read on what fire-hardening upgrades might be worth doing after you move in, from a Class A fire-rated roof to ember-resistant attic vents.
Use the checklist as a planning tool. Some of these upgrades are genuinely low-cost, and knowing what's missing before you close can help you budget or negotiate.
What Homeowners Should Watch
Even if you're not selling right now, it's worth knowing where your home stands. Fire hazard severity zone maps get updated periodically, and insurance companies are increasingly factoring wildfire mitigation into both pricing and whether they'll renew a policy at all. Getting ahead of the fire-hardening checklist items now, rather than scrambling when you list, can make the eventual sale smoother.
Frequently Asked Questions
Does this disclosure law apply to all homes in Ventura County?
No. It applies only to 1-4 unit residential properties located inside a state-mapped High or Very High Fire Hazard Severity Zone. You need to check the specific address.
What has to be on the disclosure?
Known conditions like untreated wood roofing, uncovered gutters, non-tempered windows, missing roof flashing, and flammable material within five feet of the home.
What's new as of July 2025?
Sellers of qualifying pre-2010 homes in these zones must also provide a CalFire/Cal OES fire-hardening checklist, marking which items are already done.
Do I have to fix anything before I sell?
The state disclosure law doesn't require repairs. But in areas served by Ventura County Fire (including Simi Valley), homes in High or Very High zones need a passing defensible space inspection before escrow closes, or a signed buyer agreement to finish the corrections within 60 days after closing.
How much does the Ventura County defensible space inspection cost?
Ventura County Fire currently charges no fee. Inspections usually take 7 to 10 days to schedule, so request one at least two weeks before escrow closes.
How do I find out if my home is in a High or Very High Fire Hazard Zone?
Check CAL FIRE's Fire Hazard Severity Zone map by address, or ask your agent or title company to pull that information for you.
Does this affect my home's insurability?
This disclosure law and insurance underwriting are separate, but they're related. Insurers increasingly look at the same kinds of wildfire mitigation factors this checklist covers.
Thinking About Listing an Older Home?
If you're not sure whether your home falls inside a mapped fire hazard zone, or what that would mean for your disclosure paperwork, I can help you sort it out before you list. Schedule a call or call or text 805-424-6226, and I'll walk you through what applies to your specific address.
Sources
Ventura County Fire Department, "Real Estate Inspection (AB-38)" (viewed Oct. 30, 2026)
Schorr Law, "California Fire Disclosure Requirements" (updated Jan. 19, 2026)
HousingWire, "Wildfire Warnings Accompany California Older Home Sales" (citing Bloomberg reporting)
CAL FIRE / Office of the State Fire Marshal, Fire Hazard Severity Zone maps
Related: Selling a home in Thousand Oaks or Newbury Park: transfer tax, disclosures and timing
Related: Homeowners insurance in Simi Valley: wildfire zones, the FAIR Plan, and when to get quotes
Steve Hise and Tricia Garcia, Real Estate Toolbox at eXp Realty
Steve Hise CA DRE #01702055 | Tricia Garcia CA DRE #02032007
This article is general information, not legal advice. Check the specific address and talk with your agent or a real estate attorney about your disclosures.
