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Concerned About California Wildfires? What Homebuyers Can Do
A wildfire recently broke out near me in Orange County, and I could see the giant smoke plume from my place in Irvine for several days. It reminded me just how real the threat of wildfires can be here in California. If you’re not from the area, you’ve probably at least seen all the news about wildfires across the state.
While wildfires are something to be mindful of, there are plenty of ways to lower the risks—especially for homes in fire hazard zones. If you’re looking to buy a home, it’s good to understand where these zones are and what steps you can take to keep your property safer. Not all homes are at the same level of risk, but knowing about these zones can help you make more informed decisions.
What Is a Wildfire Zone?
Certain areas in California are marked as “Fire Hazard Severity Zones.” This means the area has a higher chance of wildfires because of things like weather, dry vegetation, and terrain. You might expect these zones to be mostly in rural places, but even some urban neighborhoods are at risk. Knowing if a house is in one of these zones is key.
Important Things to Know as a Homebuyer:
- Check the Fire Risk: Before you get too excited about a house, find out if it’s in a high-risk wildfire zone. You can check using CAL FIRE’s map or ask your realtor for more information. This will help you understand what extra steps, like special insurance, might be needed.
- Get the Right Insurance: Not all homeowner’s insurance covers wildfire damage, especially in high-risk areas. You might need to add more coverage to fully protect your home. Also, homes in wildfire zones usually come with higher insurance premiums, so keep that in mind when budgeting.
- Look for Fire-Resistant Features: Some homes are built using materials that can resist fire, like concrete or metal roofs. When viewing homes in wildfire zones, ask about the building materials and whether the owner has made any upgrades to improve fire safety.
- Defensible Space Around the Home: One way to help keep a home safe from wildfires is to have “defensible space.” This means keeping the area around the house clear of things like dry brush, dead leaves, or other stuff that can easily catch fire. When you’re checking out homes, see if the current owner has kept up with this—and be ready to do the same if you move in.
- Community Efforts Matter: Some neighborhoods have strong community efforts to reduce wildfire risks. They might have a fire-safe council, evacuation plans, or firebreaks in place. Living in a community that takes fire prevention seriously can make a big difference in reducing your overall risk.
- Be Ready for Evacuations: If you buy a home in a wildfire zone, there may be times when you have to evacuate, especially during fire season. It’s a good idea to learn the local evacuation routes and be prepared in case you need to leave quickly. This is especially important if you have pets or kids.
The Bottom Line
Buying a home in a wildfire zone doesn’t have to be a dealbreaker—but you do need to make sure you’re fully informed. Things like having the right insurance, keeping defensible space, and being ready for emergencies can make a big difference in staying safe and protecting your home. Staying aware of the risks and taking precautions can help you feel confident in your home-buying decision.
Have more questions about buying in these areas? Feel free to reach out—I’d be happy to help guide you through the process!
chadbushre.com
Chad Bush - Southern California Realtor
Your resource to southern California real estate. Stay informed on the latest housing market trends and available homes throughout the area.
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14 Replies
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Great article, Chad. What’s going on with insurance?
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Excellent point, Gus. It’s definitely an issue for some homeowners in fire zones here in California. Companies like State Farm and Allstate have started pulling back, which means people in areas like San Bernardino are getting dropped or just can’t get coverage at all from many of these insurance companies. The only option for a lot of folks now is the California FAIR Plan which is kind of a last resort and usually way more expensive. From what I’ve seen, the California FAIR Plan is significantly more expensive. It’s averaging around $3,200 a year, compared to about $2,200 that most homebuyers were previously paying in these fire zones. That extra $1,000 can really add up, especially considering that it’s often the only option for people who live in areas with high wildfire risk. Plus, with the FAIR Plan, you often need to add more liability coverage on top of that, so it’s not just a simple fix.
The state’s trying to make it easier for insurance companies to offer coverage in wildfire areas by letting them use better tech to predict risks, which they hope will get more companies to step up. But it’s going to take some time for that to kick in, and there’s still some worry about whether this will actually help people or just give insurers a way to bump up prices. It’s not all doom and gloom, but with wildfires becoming more common, the system definitely needs reform so homeowners aren’t stuck paying much higher premiums in the many fire zones across the state.
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Great post, Chad. Wildfires has always been a concern in California. Recently, many homeowners saw their homeowners premiums skyrocket and some homeowners with older homes are getting canceled by their homeowners insurance providers unless they modernize their homes. Who has the kind of cash to renovate their homes during tough economic times like now. Inflation, high rates, and wages not keeping up with the Biden-Harris Adminstration screwed up economy, most people are living paycheck to paycheck. Even homeowners in million plus dollar homes are hurting. There is no way I can get by without my spouse working and me working my government job and trying to do the side hustle here and there. In California, it is worth noting that wildfires impact home buyers significantly, especially in Orange County, where there have been increased cases of fires, such as the one in Irvine recently that destroyed a lot of property. Below are measures that homebuyers and other stakeholders may use to reduce these risks and also make wise property buying decisions that are in areas at high risk of wildfires:
Investigate Fire Risk in the Surrounding Locations.
Employ tools, including the Fire Hazard Severity Zone Maps prepared by CalFire or FEMA’s wildfire risk maps, so it is easy to tell if the property is near any potential high-fire zone. These ratings are determined through vegetation types, weather conditions, and the presence or lack of certain land features showing the level of fire hazard geospatially.
To comprehend the destruction wrought by wildfires in the area, look at how frequently they have occurred.
Compare Homeowner’s Insurance Coverages.
Wildfire-prone areas, for example, many locations in California, often have high home content insurance prices, or these may be hard to attain. Hence the need to compare rates.
Look for the specific wildfire provisions in the policy and ascertain the presence of replacement cost coverage, which protects the homeowner and insists that a house is rebuilt to its original value.
Consider applying for a California FAIR Plan, which is doing its best to ensure people living in the high-risk zones can access the insurance services in one way or another.
Consider Fire-Resistant Home Features
Look for homes with fire-resistant structures, such as non-combustible roofing, siding materials, and fireproof windows. Metal, concrete, and tiles used for roofing can withstand fire better than wood or asphalt shingles.
Assess whether the house has fire-wise landscaping. Such homes usually have a defensible space where structures are set back at least 100 feet from vegetation, making them more likely to survive wildfires. Trees need to be pruned, and grasses and shrubs should be kept low to minimize the chances of fire occurrence.
Ask About Wildfire Mitigation Efforts
Inquire if each home is part of a Firewise Community. Such communities have applied wildfire mitigation strategies and earned praise for fire risk reduction.
Also, check if any fuel reduction programs in the area, such as cutting down brush and dead trees, could catalyze the spreading of fires.
Assess Emergency Services and Evacuation Routes
Find out the local fire department response times and capability. Fast and effective emergency response can be critical in guarding property against destruction.
Make sure that the house is built so that it can be quickly exited through different means in the event of a disaster. Familiarize yourself with the area’s emergency evacuation plan and where to head in case of a wildfire within the community.
Apply Deterrent Space Around the House
Whenever the foremost business allure for you is homeownership, especially in areas designated as fire-risk zones such as Irvine, it’s possible to get a defensive perimeter as follows:
- Remove debris and dead plants within thirty feet of the shelter.
- Trim or completely remove any ignitable ground cover outside the home and keep flammable materials away.
- Use gravel paths or other non-combustible ground covers to make fire breaks.
Wildfire Preparedness
- Get to know the available local programs for preparing against the dangers posed by wildfires.
- Most cities and counties provide such resources, evacuation routes, plans, and anti-fire plans and activities.
- Keep a supply kit ready, so all house occupants know how to evacuate.
Review Permits Associated with Construction or Renovation
In California, fire regulations must be followed when building houses in high-risk wildfire areas. If you are constructing or improving, ensure that the property is by Chapter 7A of the Californian Building Code.
When purchasing, ensure that the chosen house has fire-rated doors, windows, and vents to prevent fire from spreading.
Use Applications or Websites That Offer Real-Time Alerts for Fires
Take advantage of applications or websites that provide real-time information concerning fires and fire management. With resources like the CalFire website, Ready for Wildfire App, and AlertWildfire, date information on active wildfires and evacuations can be obtained.
Investigate Preventive Wildfire Prevention Major Systems
Some homes located in areas prone to wildfire have smaller sprinkler systems that can be activated to spray the outer walls during a fire. While expensive, these additional systems can provide an additional level of protection.
Similar to how fire-retardant gels or foams can be applied to structures before an advancing fire, these materials can protect them.
Wildfires are not a risk you need to take lightly when looking for a house, be it in Irvine or any other part of Orange County: A home buyer can do a lot to reduce the extent of future fire damage by doing comprehensively every detail, from knowing the region and risk of fires, having appropriate insurance, utilizing fire-resistant building materials, and even landscaping. With some planning and ongoing surveillance, one can feel safe even in fire-challenging regions like California.
https://www.youtube.com/watch?v=4CkcPw7vKBo&ab_channel=KTLA5
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That’s scary shit, my friend. Is the wildfires contained?
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The video says it was arson. Only 21% contained. 38,000 acres burned. This arsonist is caught. Where is Prosecutor Kamala Harris?
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The Line Fire in San Bernardino California is a different wildfire than the Orange County, California wildfire 🔥 I think
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Yeah, the Airport Fire is the one in Orange County (Trabuco Canyon). That one was accidental, caused by county workers using heavy equipment. And I think it’s 31% contained as of yesterday.
The Line Fire looks to be arson, though. It’s ridiculous that someone would intentionally set a fire, especially knowing the kind of damage these things can cause. Hopefully, he’s held fully accountable for the harm he caused.
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I appreciate you for providing wildfire zone maps and details which you have regarding California homebuyers, more specifically, Orange County. This is crucial for anyone considering acquiring property in that very difficult zone. Though I do not wish only to present the issues that they are particularly interested in if you allow me, I would seek to state the issues and, at the same time, their highlights.
Fire Hazard Severity Zones: These zones on the map tend to combust. This is not the case in normal circumstances. This is mostly attributed to climatic conditions, plants, and landforms. It spans the two extremes of the urban-rural continuum. The most important criteria to be borne in mind by any potential homeowner:
In case of Fire hazard level, verify the property’s high fire hazard zone according to the CAL FIRE map or if a realtor’s opinion is required.
The policies available to protect such houses from wildland fire damage should be sufficient. However, extra insurance and expenditure might be needed.
Fire-resistant characteristics: Instead of using timber-framed house roofs that easily catch fire, these buildings should possess concrete or metal roof coverings with bent edges. Combustible areas around the house: Farmers’ clear-tilled strips should not be inhabited by tree growth or anything combustible.
Community activities: It is important to understand if building such housing areas also has fire break measures for that housing development.
Familiarity with the evacuation routes: Know the way, and let it be possible that if, at a particular time, one needs to take certain action, one has the means of conceiving such action.
Additional processes are warranted for buying in fire-habitual areas. These steps are usually less complicated than they can be perceived if the buyer is well-prepared and understands the risks involved.
Such particulars are important for prospective home buyers in states like California or with similar flatlands. They warn them to learn more about the surrounding area and always seek more information, especially in these areas.
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In addition, for some homeowners located in fire zones in California, it has been a problem. State Farm, Allstate, and other insurance companies have started retreating. Insurance companies retreating from certain markets or states implies that people are being dropped in places like San Bernardino. There is simply no coverage from most of these insurance firms. The only choice for most Americans now is this California FAIR Plan, which is quite a final resort and is almost always way higher than what people should pay. The California FAIR Plan is priced quite high compared to other insurance plans. This is an average of about $3,200 a year compared to about $2,200, which most home buyers used to pay in the areas where fire zones are found. That extra $1,000 does help a lot, especially since it is the cheapest package for most people in very fiery areas. Also, with the FAIR Plan, which typically comes up short, you must increase and include more liability coverage, making it more complicated and straightforward.
The amendments seek to increase businesses’ appetite to offer coverage in wildfire zones by allowing better use of technology in evaluating risks and bringing in more players. But it will take a little while for that to bear fruit. There is still some concern about whether this will help people or allow the insurance companies to increase their prices. It’s not all doom and gloom, but witnessing that wildfires have become rampant, it is evident that the system needs to be overhauled so that homeowners do not have to shoulder unreasonably high mortgage insurance in the various fire zone states.
I appreciate the situation about the present insurance coverage being provided to property owners in the fire zones of California. This information presented brings several concerns to the table:
Insurance Company Pullback:
The biggest names in the game, State Farm and Allstate, are reducing their coverage coverage against catastrophes in very vulnerable areas.
Many homeowners in places like San Bernardino need this insurance, among other insurance-related products.
California FAIR Plan:
- Many often are the only remaining option for many in fire hazard zones.
- Disproportionately higher with an average of $3,200 as against the previous $2,200.
- In terms of Shelters, this is a huge amount.
- This is especially true for homeowners who reside within the zone.
It usually comes with extra liability insurance, which increases expenses more.
Cost Implications:
- The additional annual cost of $1,000 for the premiums can weigh heavily on homeowners’ pockets.
- This additional charge is difficult because it is usually a must for people living in risk-prone areas.
State Intervention:
- The issue is also being tackled in California by giving insurers the power to use more efficient technology for risk assessment.
- There is a concern that this will lead some insurance companies to provide coverage in wildfire-prone areas.
Concerns and Uncertainties:
- Whether these measures will favor the average public member one day remains.
- Or make the premiums more expensive again.
- With time, whether these changes will achieve their intended purpose remains to be evaluated.
Ongoing Challenge:
- As the threat of wildfires grows, the landscape of fire insurance is also changing.
- The objective is to ensure that homeowners avoid paying exorbitant property insurance premiums.
- This situation demystifies the complexities that California homeowners in fire-risk areas face.
- Insurers are likely to consider both aspects by providing adequate insurance cover while ensuring that costs remain within reasonable limits.
- The present situation of high costs and low options is untenable to most citizens.
For aspersing prospective home buyers or home-occupants in these areas, it is still important to:
Remember that insurance premiums will generally be much higher than budgeted. This should be incorporated into the home expenses.
Be aware of the evolution of the respective companies’ insurance policies and the state’s related legal policies.
Think about making a case to the authorities for greater regulation in insurance.
Employ all the available means of fire risk mitigation so that the insurance cost can be lowered.
This evolving matter is expected to remain fluid as the state, insurance companies, and proprietors contend with the increasing risks and costs of wildfires in California.
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It is an alarming situation for people in California wildfire zones. Strong players in the market, such as State Farm and Allstate, are also shrinking from the game. There is a growing reliance on the Californian FAIR Plan as a last and sometimes only option. However, many homeowners dislike it simply because it offers relatively more expensive insurance policies than they ought to.
You have, therefore, understood that the California FAIR Plan amounts to about 3,200 annually and is considerably higher than what most American homeowners are used to. The FAIR Plan lending, however, has extensive but shallow coverage, a situation whereby many houses may need additional lending under liability or even umbrella policies, which further escalates the expenses incurred.
The trend may also be positively affected in the same way the state has taken steps to lure back insurance providers by allowing them additional measures that increase their ability to evaluate and predict disaster risk. Because we have managed to address this, there is no doubt that the skeptics’ arguments are whether this will help bring down the expenditure on coverage or merely help make excuses for a drastic upward revision in premiums, and if so, how much?
Wildfires are now an issue of concern; one can see they need to change. But if no long-term measures are taken, several people residing in fire-marked areas will continue to face high insurance premiums or, worse, will not have insurance, which will be catastrophic. Further, working on other ways of reducing the chances of fires (using available home hardening and defensible spaces) could help some homeowners obtain lower premiums or better coverage.
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It is quite sad to learn about the sweltering summers, the Airport Fire, and the Line Fire and its implications. Accidental fires usually cause considerable damage, as in the Trabuco Canyon fire. However, an artificial fire such as the Line Fire appears even more exasperating. No one can deny the amount of havoc a wildfire can wreak on humanity, animals, and nature. It is especially despicable when someone is urged to create such havoc on purpose.
Let us hope that the fire containment corporations effectively drain out these two fires as soon as possible. Let’s hope and pray that justice is served for the Line Fire perpetrator. Making people responsible is very important in preventing an occurrence of that nature or any other in the future and ensuring that justice is served to the affected communities.