Short answer: If your Ventura County home sits in a High or Very High Fire Hazard Severity Zone, California law requires extra wildfire disclosures when you sell, and you generally need to give the buyer proof that your property meets defensible space rules. In Camarillo, Thousand Oaks, Simi Valley, Moorpark, Ojai, Santa Paula, Port Hueneme and unincorporated areas, that proof comes from a Ventura County Fire Department (VCFD) real estate inspection, often called an AB-38 inspection. Check your zone before you list, and request the inspection early so it doesn't hold up escrow.
The state updated its fire hazard maps for local areas in 2025, and many Ventura County homeowners who were never in a mapped zone before now are. Here is what that means if you are planning to sell.
How do I know if my Ventura County home is in a fire hazard zone?
Look up your parcel on the official map. VCFD links to the 2025 Combined SRA & LRA Fire Hazard Severity Zone map viewer from its Fire Hazard Severity Zones page. A few things to know:
- The State Responsibility Area maps took effect April 1, 2024. The updated Local Responsibility Area maps, which cover land in and around cities, took effect July 1, 2025, after the Ventura County Fire Protection District adopted them on May 20, 2025.
- If your parcel touches two or more zones, VCFD applies the highest zone to the whole parcel.
- VCFD says there are no local-area fire hazard zones in the City of Port Hueneme.
- Ventura, Oxnard and Fillmore run their own fire departments, so owners there should check with their city for local maps and inspections.
The Ventura County Star reported that the new maps more than doubled the mapped area in VCFD's territory, so even if you checked years ago, check again.
What wildfire disclosures does a California seller have to give?
Two parts of state law, both from Assembly Bill 38, apply to homes in High or Very High zones:
- Home hardening disclosure (Civil Code 1102.6f). If the home was built before January 1, 2010, the seller gives a notice that the home predates the wildfire building codes, lists low-cost retrofits and which ones were completed while the seller owned it, and discloses known features that can make a home vulnerable to embers, such as wood shake roofs, single-pane windows, uncovered rain gutters, open vents, and combustible landscaping within five feet of the house. You can read the full text of Civil Code 1102.6f.
- Defensible space documentation (Civil Code 1102.19). The seller gives the buyer documentation that the property complies with defensible space rules. If the seller doesn't have it, the buyer and seller sign a written agreement for the buyer to handle it after closing. Here is the text of Civil Code 1102.19.
These sit alongside the usual California disclosures, including the Natural Hazard Disclosure, which also flags whether a home is in a mapped fire hazard zone.
How does the Ventura County defensible space inspection work?
According to VCFD's Real Estate Inspection (AB-38) page:
- Since January 1, 2026, VCFD Ordinance 34 requires sellers in High or Very High zones to give buyers documentation that the property meets defensible space requirements.
- You request the inspection online with VCFD's request form, and you'll need your 10-digit Assessor Parcel Number.
- Inspections happen Monday through Friday and typically take 7 to 10 days from the request. VCFD recommends at least two weeks of lead time before escrow closes.
- Inspectors look at the area up to 100 feet around structures, or to the property line. VCFD notes its rules are stricter than state law.
- If violations are found, they must be corrected within 30 days or before escrow closes, whichever comes first, and the seller requests a re-inspection to get an approval report.
- If the seller can't finish corrections before closing, the buyer may agree to complete them within 60 days after closing, using the C.A.R. FHDS Disclosure and Addendum, emailed to VCFD before escrow closes.
Check VCFD's page and current fee schedule for any cost before you request, since fees are set each fiscal year.
What do inspectors usually look for?
VCFD's Fire Hazard Reduction Program publishes its Defensible Space Maintenance Guide. Common items include removing dead grass, weeds and shrubs, trimming dead branches and palm fronds, keeping trees clear of the roof and chimney, and keeping mulch and wood chips away from the house. Walk your property with that guide before the inspector comes, and fixes are usually simpler and cheaper.
Can a fire zone affect my sale price or timeline?
The biggest risk is timing. A failed inspection or a late request can push back your closing date, and buyers in these areas are often already juggling insurance quotes. Getting your zone confirmed, your disclosures ready and your inspection passed before you go on the market gives buyers fewer reasons to hesitate or renegotiate. To see where your home's value stands today, get a free home value estimate, and for a broader plan, download my guide, 12 Mistakes To Avoid When Selling Your Home.
Frequently asked questions
Do I need a defensible space inspection if my home is in a Moderate zone?
No. VCFD says the AB-38 requirement applies to High and Very High zones. If your property isn't in either, you are not subject to it.
Who pays for fixes the inspector asks for?
That's negotiable between buyer and seller. Usually the seller makes the corrections before closing, but the buyer can agree in writing to complete them within 60 days after closing.
My home was built after 2010. Do I still need the hardening disclosure?
The home hardening notice in Civil Code 1102.6f applies to homes built before January 1, 2010. The defensible space documentation under Civil Code 1102.19 applies regardless of build year if the home is in a High or Very High zone.
Will being in a fire zone affect my buyer's insurance?
It can. Insurers use their own risk models, so buyers should start shopping for coverage early in escrow.
Thinking about selling in Camarillo or Ventura County?
I help homeowners across Ventura County get their disclosures, inspections and pricing right before they list, so escrow goes smoothly. Call or text me at 805-386-9778 or email [email protected]. You can also see what my clients say on my client reviews page.
Mark Patton, Mark Patton Real Estate Group | Brokered by eXp Realty | DRE License #00900562. This article is general information, not legal advice. Confirm current requirements with VCFD or your city fire department.
