Wildfire risk isn’t just a back-country concern anymore — it’s a real real-estate factor across San Diego.
With updated fire hazard maps adopted last summer, more homes are now classified in high and very high fire hazard areas, and that’s driving changes in how properties are marketed and sold under California’s AB 38 defensible space law.
What Is AB 38?
AB 38 is California law that requires sellers of residential property located in certain fire hazard areas to provide buyers with defensible space and wildfire safety disclosures. It also encourages, and in some places requires, a defensible space inspection report showing that the property meets vegetation and brush management standards before closing escrow.
This is similar in spirit to termite or roof certification; it’s a condition of the property that buyers and lenders care about in high hazard zones.
The Map Changed — and It Matters
In 2025, the Office of the State Fire Marshal (OSFM) released updated Fire Hazard Severity Zone (FHSZ) maps, and the City of San Diego adopted its new FHSZ map effective August 30, 2025.
These updated maps are the first major revision in over a decade and reflect better science, terrain data, and fire behavior modeling — meaning more parcels and urban neighborhoods now fall into “High” or “Very High” fire hazard zones than before. In San Diego County overall, the area classified as “Very High” hazard increased significantly under the new mapping.
Why this matters:
More homes than before are now in areas where AB 38 disclosure and defensible space documentation apply.
The maps aren’t just for wildlands, they incorporate ember spread and neighborhood vulnerability, which pulls some urban fringe and canyon-adjacent areas into mapped zones.
How AB 38 Affects San Diego Sales & Escrows
1. Disclosure Becomes a Transaction Item
If a property is in a mapped fire hazard zone, AB 38 disclosure (and often a defensible space inspection report) becomes part of the paperwork. Buyers expect to see this early in escrow, and agents must order inspections or waive contingencies accordingly.
2. Escrow Timelines Can Stretch
Defensible space inspections and any required mitigation work — trimming brush, clearing ladder fuels, or documenting compliance — may extend timelines in escrow, just like an inspection or pest report. If these items are left to last minute, they can delay closing or become negotiation points.
3. Negotiations & Credits
Buyers may ask for credits or price adjustments if defensible space work hasn’t been done — or to offset perceived risk based on the updated map designation. A seller who already has compliant defensible space documentation minimizes that friction.
How It Influences Property Value
Perceived Risk Impacts Demand
Properties newly mapped into high hazard zones can feel “riskier” to buyers. Even if hazard maps do not directly determine insurance availability, many buyers and lenders believe they signal higher cost or difficulty in insuring or selling later, which can compress offers.
Prepared Sellers Get Premiums
Listing a home with defensible space already completed and documented tends to:
reassure buyers,
reduce inspection contingencies,
and keep offers closer to list price
That means better net proceeds and fewer negotiated concessions.
Practical Tips for San Diego Sellers
Check the current map early. Do this before listing so there are no surprises.
Order defensible space compliance or inspection reports early. Think of it like termite or roof paperwork.
Document everything. Photos, receipts, and clear records make disclosures less painful for buyers.
Bottom Line
AB 38 and the updated 2025 fire hazard maps are now part of the San Diego real-estate landscape. More homes are mapped into higher fire hazard zones than before, meaning defensible space disclosure and compliance considerations can directly affect sales strategy, escrow timelines, and buyer perception of value.