A full picture of a property’s fire risk
Every inspection covers the structure itself and the defensible space around it, evaluated against current and upcoming regulations for the Santa Monica Mountains.
Zone by zone
Zone Zero is a new set of regulations covering the area from the structure out to 5 feet. Decks, arbors, and stairs are considered part of the structure, so the buffer extends from those elements as well. The zone is designed to be ember resistant, which means combustible materials are essentially not allowed in that space.
This applies to all properties in the Very High Fire Hazard zones, which covers the entire Santa Monica Mountains. Regulations are expected to take effect at the end of 2026 for new construction, with a 3 year window after that for existing structures to come into compliance.
Trees in this zone must be maintained and pruned to stay at least 5 feet from the structure. Lower limbs should be removed to a height of 6 feet, or one third of the tree’s total height, whichever standard applies.
- All dead material removed from trees, shrubs, and ground cover
- Highly flammable plant species replaced with fire resistant alternatives
Trees should be maintained. Weeds and grasses should be kept cut to 3 inches. Undergrowth and accumulated debris should be cleared regularly.
Where ember-caused ignition actually starts
Brush clearance zones reduce the chance of radiant heat causing ignition. Home hardening reduces the chance of embers causing ignition. Both matter, and both are part of a full inspection.
Roof & Gutters
Class A rated roofing. Gaps that could let embers underneath gutters should be sealed, noncombustible, and fitted with debris screens.
Vents
Metal vents with a minimum 1/8 inch metal screen. Fire resistant retrofit vents are available where needed.
Eaves & Siding
Eaves should be boxed in. Siding should be noncombustible with all gaps properly caulked.
Windows
Double pane windows with metal frames offer the best fire resistance.
Decks
Noncombustible construction where possible, with the underside fully enclosed.
Outbuildings & Storage
Sheds, propane tanks, and firewood stacks should sit away from the house with proper clearance.
From inspection to informed decision
On-Site Inspection
A full walkthrough of Zone Zero, Zone 1, and Zone 2, plus a home-hardening assessment of the structure itself.
Written Report
Clear findings and prioritized recommendations: what’s urgent, what’s optional, and what it’s likely to cost.
Negotiate With Confidence
Use the report as leverage on price, or as a roadmap for the work ahead if you move forward.
Ready to know what you’re buying?
Book an inspection before your contingency period closes.