Buying or selling in the Hollywood Hills comes with a unique checklist. With hillside terrain, wind, and chaparral, buyers now look closely at fire resilience the moment they pull up. If you’re prepping to list or planning improvements after closing, you want a clear plan that aligns with current expectations and helps with insurance too. In this guide, you’ll get a prioritized upgrade roadmap based on AB 38 guidance, CAL FIRE’s defensible space model, and local fire department standards, plus the documentation buyers expect to see. Let’s dive in.
Why fire‑hardening matters in the Hills
Much of the Hollywood Hills sits in the wildland‑urban interface, where wildfire exposure is higher because of slope, vegetation, and wind. State policy has raised the bar for home hardening and defensible space, and those standards are shaping buyer expectations. AB 38 and related guidance from CAL FIRE and the California Department of Insurance provide the baseline that many insurers and programs recognize. Compliance and visible mitigation not only support safety, they also affect marketability and insurance options.
Local agencies enforce brush clearance and access standards. In the City of Los Angeles, review LAFD brush clearance requirements, and if a property sits in an unincorporated pocket, check Los Angeles County Fire’s brush program. Keep documentation of work completed, since buyers and carriers often ask for proof during escrow.
Defensible space: 0–5, 5–30, 30–100 feet
CAL FIRE uses a 100‑foot defensible space approach that breaks your lot into zones. Start closest to the home and work outward for the biggest impact on safety and buyer confidence.
- 0–5 feet (Immediate/Lean zone): Keep this area lean, clean, and green. Favor noncombustible hardscape and irrigated, low‑fuel plants. Avoid readily combustible mulch next to the house and remove anything that can ignite quickly.
- 5–30 feet (Intermediate zone): Reduce fuel continuity. Prune or remove ladder fuels, maintain irrigation, and space vegetation so fire cannot easily climb from ground fuels into canopies.
- 30–100 feet (Extended zone): Thin dense stands, remove dead material, and maintain horizontal and vertical spacing between trees and shrubs.
Key tasks buyers expect to see:
- Remove dead vegetation and dry brush within required distances; keep grasses cut.
- Prune trees to remove lower limbs, commonly 6 to 10 feet from the ground or up to one‑third of tree height, depending on species and slope.
- Remove or break up “ladder fuels” that connect low ground fuels to branches.
- Manage high‑risk nonnative species near structures and keep gutters clean.
- Show active maintenance with edged beds, a gravel or hardscape perimeter, and working irrigation.
For more detail, review CAL FIRE’s defensible space guidance.
Building envelope and ember resistance
A home’s exterior is your second line of defense. Buyers often look for these visible upgrades and maintenance items.
Roof
Use noncombustible or Class A roofing. Condition matters as much as material. Patch or replace damaged areas and close gaps where embers can lodge.
Eaves and vents
Enclose open eaves and soffits where feasible. Install ember‑resistant attic and foundation vents and make sure screens are intact. Confirm recommended mesh size with CAL FIRE or LAFD before purchasing.
Windows and doors
Tempered, dual‑pane glazing on wind‑ or slope‑exposed elevations helps resist heat. Weatherstrip gaps and ensure doors seal well. Replace combustible door materials when needed.
Siding and exterior finishes
Noncombustible or fire‑resistant materials such as stucco, fiber cement, or masonry are preferred. If wood siding is present, combine it with other protections and diligent maintenance around openings.
Decks and porches
Favor noncombustible decking where possible, or screen and enclose the underside to block embers. Clear storage, soft goods, and planters from deck surfaces before showings.
Gutters and chimneys
Choose metal gutters with guards and keep them leaf‑free. Use a spark arrestor on chimneys and keep flues sealed and components maintained.
Penetrations and gaps
Seal around utilities, pipes, and exterior penetrations to reduce ember entry. Small gaps can make a big difference in ember pathways.
For technical standards, see NFPA 1144 on reducing structure ignition hazards.
Access, water, and firefighter support
Practical upgrades also influence buyer confidence and defensibility.
- Keep driveways clear and signed, with visible house numbers and adequate access per local standards.
- Confirm quick access to hydrants and maintain exterior hose connections. Pools or cisterns with proper pump hookups can add value when feasible.
- Minimize fencing or gate materials that can trap embers and create noncombustible paths around the home.
- Stage visible hoses, ladders, and a simple Home Fire Emergency Plan for buyers to review.
Your prioritized upgrade plan
If you are listing soon, focus on visible, lower‑cost items first. If you are buying, use this to budget improvements by phase.
Immediate must‑dos before listing
- Clear the 0–5 foot zone, clean gutters and roofline, and remove dead vegetation.
- Cut back high‑fuel shrubs within 5–30 feet and prune lower limbs to remove ladder fuels.
- Install or service ember‑resistant vents and add spark arrestors to chimneys.
- Repair roof openings, tidy driveway access, and display clear house numbers.
- Gather and label invoices, permits, and before/after photos.
Near‑term high‑ROI upgrades
- Replace or upgrade to a noncombustible or Class A roof if the current one is aged or damaged.
- Enclose eaves and install ember‑resistant attic and foundation vents if missing.
- Add gutter guards and upgrade the most exposed windows to tempered, dual‑pane.
- Improve protection around doors and windows, and swap combustible trim near openings where feasible.
Medium and longer‑term investments
- Replace or rebuild decks with fire‑resistant materials or fully enclose undersides.
- Replace extensive combustible siding with stucco or fiber cement.
- Improve exterior water access for firefighting, where feasible and permitted.
- Conduct property‑scale fuel modification with required approvals.
Permits, insurance, and documentation in Los Angeles
Tree work and hillside changes may require permits. The City of Los Angeles regulates removal of certain protected trees, and some grading or vegetation modifications need approvals. Check with the City and LAFD before scheduling major work, and confirm with Los Angeles County if the property is in an unincorporated area. For brush clearance specifics, rely on LAFD’s brush clearance guidance and, if applicable, LACoFD’s brush program.
Insurance carriers increasingly factor home hardening and defensible space into eligibility and pricing. Results vary by carrier and underwriting, but thorough documentation helps. Review the Department of Insurance’s Safer from Wildfires framework and request quotes early in your process.
Keep a tidy record of all work:
- Receipts and detailed scopes of work
- Before/after photos
- Permits and any inspection reports
- Maintenance schedule and a simple evacuation plan
Cost tiers and contractor tips
Every home and site is different. Frame your budget by tiers and get multiple bids for larger projects.
- Low cost: Gutter and roofline cleaning, leaf and debris removal, basic pruning, vent screening, small repairs.
- Moderate cost: Roof patching or partial replacement, ember‑resistant vent installation, selective window or door upgrades at key exposures.
- High cost: Full roof or siding replacement, major deck rebuild, large‑scale tree removal or fuel modification requiring permits or heavy equipment.
Choose licensed, bonded, and insured contractors with wildfire mitigation experience and familiarity with LA’s local standards. Ask about WUI best practices, product certifications, and how they will document the work for your records and future underwriting.
Prep your presentation for buyers
Presentation matters. Show a crisp 0–5 foot perimeter, clean rooflines and gutters, neatly pruned trees, and clutter‑free decks in your listing photos. On property tours, make irrigation easy to see, label hose bibs, and remove flammable décor near doors. Leave a simple binder on the kitchen counter with receipts, permits, photos, and your evacuation plan. Clear, thoughtful presentation builds trust and helps buyers feel ready to step in.
Local resources to bookmark
- Review CAL FIRE’s defensible space guidance for zone‑by‑zone maintenance.
- Explore CAL FIRE’s home hardening best practices for roofs, vents, decks, and more.
- Check LAFD brush clearance requirements for City of Los Angeles properties.
- If applicable, confirm Los Angeles County Fire brush rules.
- See NFPA 1144 for structure ignition hazard reduction standards.
- Review the Department of Insurance’s Safer from Wildfires to understand how mitigation can affect coverage.
Ready to align your fire‑hardening plan with a standout presentation strategy? Connect with SJLA Real Estate to prioritize improvements, tap vetted vendors, and leverage Compass Concierge for qualifying pre‑sale upgrades. Let’s make your Hollywood Hills home both resilient and irresistible.
FAQs
What does AB 38 change for Hollywood Hills homes?
- AB 38 elevates state‑level expectations for defensible space and home hardening, which buyers and insurers use as a baseline; review the official AB 38 bill text for context.
How much defensible space do I need in Los Angeles?
- CAL FIRE’s model uses 0–5, 5–30, and 30–100 foot zones with different maintenance goals; local standards from LAFD or LACoFD may be stricter.
Which home‑hardening upgrades matter most to buyers?
- Roof condition and rating, enclosed eaves, ember‑resistant vents, noncombustible or fire‑resistant siding, tempered/dual‑pane windows at exposures, and clean decks and gutters are high‑impact.
Will these upgrades lower my insurance premium?
- Home hardening and documented defensible space can improve eligibility and underwriting, but outcomes vary by carrier; review Safer from Wildfires and get quotes early.
Do I need a permit to remove trees or thin vegetation?
- Possibly; the City of Los Angeles regulates protected trees and hillside work, so confirm rules and permits before removal and follow local brush clearance standards.
What should sellers complete before listing?
- Clear the 0–5 foot zone, remove dead vegetation, prune ladder fuels, clean gutters and roofline, install or service ember‑resistant vents, ensure spark arrestors, tidy access, and organize documentation.