California’s New “Zone 0” Fire Rules: What Home Buyers in High Fire Areas Need to Know
If you’re considering buying a home in a high-fire-risk area of California, there’s a new wildfire regulation you’ll want to understand before you purchase.
On August 19, 2026, the California Board of Forestry and Fire Protection approved the final draft of new “Zone 0” defensible space regulations. The rules focus on the first five feet surrounding a home because research and wildfire experience show that this is one of the most vulnerable areas when wind-driven embers reach a property.
For buyers considering homes in places such as the Los Gatos Mountains, Santa Cruz Mountains, foothills around San Jose, or other California communities with significant wildfire exposure, these regulations could affect landscaping, fences, trees, sheds, and other features immediately surrounding the house.
What Is Zone 0?
California already has defensible-space requirements extending as far as 100 feet from structures. The new rules create an additional ember-resistant Zone 0 extending from the house to five feet away.
Importantly, this does not necessarily mean everything within five feet of the home must be removed. The regulation divides Zone 0 into two general areas:
- A noncombustible safety zone immediately adjacent to the house and generally extending to the edge of the roof eaves.
- A low-combustibility zone extending from that safety zone to five feet from the structure.
For example, a house with two-foot eaves would generally have approximately two feet of vegetation-free space immediately around the structure, followed by another three feet where certain properly maintained plants may be permitted.
What Will Homeowners Have to Change?
One of the biggest changes is the treatment of combustible materials around the house. Within Zone 0, homeowners will generally need to remove things such as:
- Bark mulch and wood chips
- Firewood and stored lumber
- Dead leaves, branches, and vegetation
- Combustible debris from roofs and gutters
The immediate safety zone will generally need to remain vegetation-free. Additional clearances are also required around vulnerable areas, including two feet around windows, doors, and vents and five feet around attached decks, stairs, and similar structures.
However, some landscaping can remain farther away from these vulnerable areas. The approved framework allows certain well-maintained flowers, small herbaceous plants, ground covers, lawns, and small potted plants in noncombustible containers.
What About Trees?
This was one of the more controversial parts of the proposed regulation. The final version does not require homeowners to automatically remove existing trees within five feet of the house.
Existing trees may remain if appropriately maintained. Among other requirements, dead wood and ladder fuels must be removed, branches need clearance from roofs and chimneys, and local inspectors may evaluate whether an individual tree presents a transmission risk to the structure.
New trees, however, generally will not be permitted within Zone 0 once the regulations take effect.
Fences, Gates, and Sheds Could Also Be Affected
Buyers should pay particular attention to wooden fences and gates that connect directly to the house.
The regulation calls for a five-foot noncombustible section where a fence attaches to a home. A common solution could be replacing a wooden gate adjacent to the house with a metal one.
New combustible fences or gates won't be permitted within Zone 0, although repairs to existing fencing may be allowed.
Sheds and outbuildings located within Zone 0 will also generally need noncombustible exterior roofs and walls.
When Do the New Rules Take Effect?
The Board approved the final draft on August 19, but as of late August 2026, the statewide regulation is not yet in effect. It still must complete California’s administrative review process before an effective date is established.
Once effective, new construction will be required to comply immediately.
Existing homes will have a longer phase-in period. Most vegetation, mulch, debris, tree-maintenance, and similar requirements are scheduled to be addressed during the first three years. Other improvements, including the under-eave safety zone and certain fence, gate, and shed modifications, may be phased in over as much as five years.
Local jurisdictions will also have some flexibility to adopt alternative or stricter requirements based on local wildfire conditions.
What Should Buyers Do Before Purchasing a Home?
If you’re buying in a wildfire-prone area, I would add Zone 0 compliance to your property due diligence.
First, determine whether the property is located within a State Responsibility Area or a Very High Fire Hazard Severity Zone where these rules apply.
Then physically look at the first five feet surrounding the house. Pay particular attention to wooden fencing attached to the home, bark mulch, mature landscaping against exterior walls, trees overhanging the roof, wooden sheds, combustible materials under decks, and heavy vegetation near windows or vents.
None of these automatically make a property a bad purchase. They may, however, represent future expenses that should be considered when evaluating the home.
I would also recommend getting homeowners insurance quotes early in the buying process when purchasing in a high-fire-risk area. Insurance availability and cost can be just as important to the affordability of the property as the purchase price itself.
The larger takeaway is that wildfire preparation is increasingly becoming part of normal homeownership in California’s higher-risk communities. For buyers, understanding these requirements before purchasing can help avoid unexpected costs after closing and provide a much clearer picture of what owning the property will actually involve.
If you are thinking of buying or selling a home in a high fire hazard area, message me to discuss what you need to know in detail!