Understanding California’s New “Zero-Zone” Defensible Space Requirements

By Fred Rault, Goosehead Insurance

Wildfire risk is no longer a distant concern in Southern California, it’s a day-to-day reality that is reshaping how homes are built, landscaped, insured, and even renewed. During a recent North County Referrals meeting, Fred Rault of Goosehead Insurance shared critical insights into California’s new defensible space regulations and what homeowners, HOAs, and property managers need to know now.

What Is the “Zero-Zone”?

California law now requires a 0–5 foot “Zone Zero” around residential structures. Within this area, no combustible materials are allowed, and that includes more than most people realize:

  • Dry or living vegetation
  • Mulch, bark, or ground cover
  • Wood fencing
  • Shrubs, trees, or brush
  • Even artificial turf, if it is combustible

In short: if it can burn, it cannot be within five feet of the structure.

Why This Is a Big Deal in San Diego

Many San Diego neighborhoods, especially townhomes, condos, and master-planned communities, were built with homes close together and shared fencing. That makes compliance challenging, but the law still applies.

Inspections are already happening. Fire agencies and insurance carriers are using drone imagery to evaluate properties, and homeowners are receiving letters requiring changes.

Insurance Impacts Are Happening Now

Even though enforcement penalties are still being finalized, insurance companies are already factoring non-compliance into premiums and renewals. Fred shared examples of dramatic rate increases, sometimes doubling year after year, due to wildfire exposure and lack of defensible space.

The good news?

If issues are corrected, homeowners may be able to reduce or stabilize premiums by providing proof of compliance.

 

 Beyond the First Five Feet

While Zone Zero is the most critical area, it’s only the starting point. Full defensible space includes:

  • 5–30 feet: Vegetation allowed, but must be properly spaced
  • Tree trimming: No branches within 6 feet of the ground near structures
  • Horizontal and vertical spacing: Prevents embers from “laddering” fire toward the home
  • Structure hardening: Protecting eaves, vents, and openings where embers can enter

The goal is to stop embers, often the real cause of home loss, from igniting nearby fuel and spreading to the structure.

 HOAs, Shared Fences, and Common Areas

HOAs are not exempt. If fences, walls, or landscaping are within the 0–5 foot zone and made of combustible material, they must be addressed, even if design guidelines previously allowed them.

Many associations are now:

  • Updating fence and landscaping standards
  • Offering approved non-combustible material options
  • Coordinating bulk or phased replacements

State law overrides HOA design rules.

 When Does This Take Effect?

 New construction: Immediate compliance required

  • Existing homes: Full compliance required by 2028

That may sound far away, but Fred emphasized that waiting will be costly. As demand increases, labor and material costs will rise, and insurance scrutiny will intensify.

 Inspections and Certification

Homeowners have options:

  • Request an inspection from CAL FIRE
  • Receive guidance on what must be corrected
  • Obtain documentation or certification showing compliance, which can be shared with insurance carriers

 The Bottom Line

This law may change how yards look, but it also changes how homes survive wildfires.

With California wildfire losses reaching hundreds of billions, defensible space is no longer optional. As Fred put it, homeowners must make a practical decision now rather than face higher costs, coverage challenges, or forced changes later.

 Proactive compliance protects lives, property, and insurability.

Take Action Before It Affects Your Insurance

Wildfire compliance is no longer just a safety issue, it’s an insurance issue. If you’re unsure whether your home, HOA, or investment property meets California’s new defensible space requirements, now is the time to act.

 Fred Rault of Goosehead Insurance helps homeowners, HOAs, and property managers understand how wildfire exposure impacts insurance premiums, renewals, and long-term insurability.

  • Review of your current insurance exposure
  • Understand how defensible space affects your rates
  • Get ahead of inspections and renewal surprises
  • Plan upgrades that protect both property and coverage

 Don’t wait for a letter, a drone inspection, or a rate hike.


Reach out to Fred Rault through North County Referrals to start a proactive conversation and protect your home, community, and peace of mind.