Defensible Space Law and C.A.R. Form FHDS

Defensible space is the term for a buffer zone that homeowners create between a structure on the property and any flammable grass, trees, shrubs, or wildland area that surround it. There are state and local laws that require certain property owners to maintain defensible space on their property. Beginning July 1st, 2021, these sellers will need to provide documentation that their property is in compliance with defensible space laws, or buyers will be required to agree to obtain such documentation of compliance in the future. This law applies to:

  • Sales of residential one to four properties; condominiums or other common interest development units; or manufactured homes;

  • Where the property is located in a high or very high fire hazard severity zone;

  • When TDS is required.

There are four ways to comply with this law.

  • For areas without a local ordinance requiring an owner to obtain documentation of compliance with the defensible space laws:

  • Either the buyer must agree to obtain documentation of compliance within one year after closing escrow, OR

  • If the seller has obtained documentation of compliance within 6 months prior to entering into contract, the seller must provide that documentation to the buyer and provide information on the local agency from which a copy of that documentation may be obtained.

  • For areas that have enacted a local ordinance requiring an owner to obtain documentation that the property is in compliance with defensible space laws:

  • Either the buyer must agree to comply with the requirements of the local ordinance, OR

  • The seller shall provide the buyer with a copy of the documentation that complies with the requirements of that local ordinance and information on the local agency from which a copy of that documentation may be obtained.


This requirement is part of the same law that requires sellers to provide the Real Estate Transfer Disclosure Statement (the "TDS"). Consequently, the new defensible space compliance law has the same exemptions and cancellation rights as the TDS law in general.


To assist sellers and agents in complying with this new legal obligation, C.A.R. has created a new form called the Fire Hardening and Defensible Space Advisory, Disclosure, and Addendum (C.A.R. Form FHDS).


NOTE: The FHDS addendum must be included in all contracts for properties located in high or very high fire hazard severity zones, when a TDS is required, that close escrow on or after July 1st, 2021. If the FHDS is not included with the original offer it should be added via seller counter offer.


For more regarding the Defensible Space Law, Home Hardening and the use of the FHDS, C.A.R. as compiled a Legal Q&A that is located here.


For more details on Defensible Space Zones and specifics about Home Hardening in preparation for wildfires, you can read more here on Cal Fire.

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