Cal Fire FHSZ map, Mayor's Executive Order, and Home Hardening

A lot of abbreviations this week. Cal Fire release their fire map of three levels of FHSZ (Fire Hazard Severity Zone). ROE must be turned in by March 30, 2025 for either opt-in or opt-out or the City will clean your site up starting on July 1st on your dime. The recommendation is that opt-in before March 30th, you can always opt-out later. FEMA & SBA assistance deadline extended to March 31, 2025. And Mayor Bass issued another Executive Order EO#5 on March 21st. Lastly, AIA CA hosted an very informative meeting on home hardening techniques that I’ll share once it’s online.

What does the FHSZ zones mean?

According to Cal Fire, these maps are required by law. They are mapping hazard, NOT risk. It identify levels of fire hazard. There are 3 levels: Moderate, High, & Very High, hence the VHFHSZ designation for the Palisades and Altadena. Essentially, all of the the hillsides are designated as VHFHSZ. Palisades has been designated as VHFHSZ for a while now. HERE is a link to how these zones are set up. Most of the new constructions were also built to the VHFHSZ standards, which means interior fire sprinklers, class-A roofing, 1 hour exterior walls, and dual glazed windows with tempered glass. What is new is that new structures will be required to create an ember-resistant zone within the first five feet around habitable structure in the SRA (State Responsibility Areas) and VHFHSZ (Very High Fire Hazard Severity Zone) LRAs (Local Responsibility Areas) upon the Board of Forestry and Fire Protection approval of AB 3074. This means no vegetation within the first five feet of the structure. This will probably take effect for all of the new structures that are being submitted and take effect for existing structure in three years. Currently, Pacific Palisades is in the LRA area. The local fire department may also be considering other regulations to be incorporated, so please check with the fire department when you submit your drawings.

HERE is the map where you can find your FHSZ zone. HERE is a link to the FAQ about the zones and HERE is the link for the LRA rollouts. If you are really interested, HERE is the link to the proposed rule packages for the LRA.

Here are a few articles that explains this further:

https://calmatters.org/housing/2025/03/calfire-maps-hazard-california/

https://www.newsweek.com/california-fire-risk-maps-impact-homeowners-2035772

https://laist.com/news/climate-environment/more-la-county-land-has-very-high-fire-hazard-severity-under-new-state-maps

What does this all mean for insurance? This is part of the Mayor’s EO#5, there is supposed to be a report within 60 days to explore expanded insurance options and provide guidance to homeowners on insurance availability and pricing for wildfire-resilient homes.

EO#5

This EO focuses on the rebuilding and home hardening. I’ve already published the link to the EO on March 19th, if you look back on the blog. The main points are that the city departments will develop paths forward to:

1. Streamline permitting for owners who rebuild all-electric, more fire-resistant homes. Please note, this is on top of rebuilding like-for like.

2. Promote the use of fire-resistant construction materials.

3. Further strengthen the resilience of utilities.

HERE is the link to a copy of it.

Home Hardening Techniques

Creating a continuous layer that envelope the home best protects the home. Most home burned in a wildfire scenario are from embers, not the vegetation itself. With that said, it’s still important to create a fire resistant perimeter around the structure. AIA CA hosted a very informative webinar on both how to harden the home in new construction and retrofit with Q&A afterwards. Cal Poly San Luis Obispo has a WUI (Wildland Urban Interface) Fire Institute that studies this. The director Frank L. Frievalt had a great point that none of this works unless we have the local government buy-in on all aspects. Meanwhile, here are few takeaways from the seminar.

https://ibhs.org/wildfire/suburban-wildfire-adaptation-roadmaps/

Isolating the Primary Drivers of Fire Risk to Structures in WUI regions in California

https://headwaterseconomics.org/natural-hazards/retrofitting-home-wildfire-resistance/

Fire Rated Wall

IBHS (Insurance Institute for Business & Home Safey) Wildfire Retrofit

10 Low Cost Ways to Harden Your Home

https://www.architecturalrecord.com/articles/14853-continuing-education-wildfire-adapted-design

Final Thought

As we rebuild, let’s not forget about the older survivors. Those older residents that have lived in the Palisades for decades, who thought they were spending their golden years living in a paid off home and enjoying the fruits of their decades of labor, have just lost everything. Try and reach out and give them support. “We Lost Everything”: Older Wildfire Survivors Face an Uncertain Future — Department of Angels

Property Tax and Pool Cleanup update

PROPERTY TAX:

There’s been a lot of confusion to how the LA County Assessors will reassess the value of the property after the rebuild. From 2/20/2025 Mayor’s town hall, there were a few clarifications. The assessors will be re-valuate the in one of the two methods and keep your existing or pre-fire tax base, the assessor will choose the method that has the maximum benefit to the homeowner:

1. VALUE - Under 120% of the pre-fire VALUE. For example, if your home was worth $1million before the fire, you can build up to $1.2 million and keep your full tax basis. But this will diminish over time, so the sooner you build, the more likely you will be able to keep your pre-fire tax basis.

2. SIZE - Maintain the same size and square footage + 10% of the pre-fire home. Replacement in similarity. But if you build and add construction beyond what was originally there, then only that portion will be picked up as new construction and added to your taxable value. The assessor also explained that if your property was 1,000 s.f. and you build 1,005 s.f., they are not going to pick that up. But if you build a 2,000s.f. home, then they will consider that as additional s.f. and would be picked up as new construction. Please also note that garage does not count in square footage. HERE is a good explanation how tax assessors calculate their square footage.

   OR

   if you want to sell, Proposition 19 allows you to transfer your property’s tax base to be transferred to a comparable property within the same county or another county in California.

All of this information may be found on https://assessor.lacounty.gov/tax-relief/disaster-relief The assessors also indicated that they are working with both the State Senate and the Assembly in trying to deliver a bill that will address the application of decrease in value as of 1/7/2025 rather than as of 1/1/2026. Please also note that the reduced value remains in effect until the property is fully repaired, restored, or reconstructed.

POOL CLEANUP

If you opt into Army Corp phase 2 debris removal program, please note that the pools within the structural ash footprint with eligible structural debris will have structural debris and water removed from the pool to wet the ash debris. The pool will also be fenced off after debris removal to prevent accidental falls. However, they will not refill the pools, they will not remove the pools, and they will not clear or clean the pools and ponds outside the structural ash footprint.

HERE is the link to the City of LA protocol for swimming pool drainage. You will need to fill out the Pacific Palisades - Pool Discharge Request Google form via the link, or scan below:

After draining the pool, the County also recommends the following procedure for health and safety.

1 Pali and rebuild update

A few LA DBS updates;
1. One-Stop rebuilding center for permitting is at the WLA DBS office - 1828 Sawtelle Blvd., Los Angeles, CA 90025. There will also be a mediation center to resolve conflicts between neighbors. M-F 10AM-8PM, SAT-SUN 10AM-4PM.

2. Soils repot and Title 24 are still required.

2. Updated structural is required.

3. Survey is needed, at least the foundation should be shown on the updated survey.

I had the opportunity to join the 1 Pali ZOOM last night. Here are the takeaways:

1. 650 million has been raised so far for the wildfire, but how will the money be used? HERE is the link to the article.

2. Mayor Bass has engaged Hagerty Consulting to assist in managing the infrastructure and environmental issues after Steve Soboroff’s 90 days term is up. HERE is the link tot he article. Yes, there are a lot of questions here too.

3. EPA aims to complete Phase I cleanup at the end of February. It looks like most of the Alphabets are completed. HERE is the link to look up your neighborhood or address for the status. Phase II by Army Corp of Engineers (ACE) has already started. They are not waiting for Phase I to be completed. Again, ACE will not remove, driveways, pools, trees(unless it’s at risk of dying) and patios.

4. First scorched plot sold in the Highlands recently. It was listed for $999,000 for 9,932 s.f. lot on Jan. 16, 2025 and sold for $1.3 million after 60 bids. Before the fire, it was estimated at $2.1million on Zillow. It was sold for much less than assessor value of land. HERE is the article. Another scorched property is currently for sale on McKendree for $2.895 million, or the land assessor’s value.

5. Currently 900 people have been accused of pricing gouging.

6. Brad Sherwood, a survivor of the Santa Rosa Tubbs fire in 2017, shared his community’s rebuild experience.

   1. They were able to rebuild in 2 years.

   2. They formed a 502(c)(3) non-profit to help them fund the rebuilding.

   3. The people who hired private contractors experienced higher cost and longer delays.

   4. Brad also confirmed that ACE will work with you on removing the roof and allow you to sift through the debris.

Another thing to keep our eyes on is the tax ramification from insurance payments. Please consult your tax specialist on this matter. HERE is an article from Forbes.

Per Mayor’s ZOOM tonight, ACE has begin their debris removal. And they will remove these items: Chimneys, hazardous trees (dead or at risk of dying within five years), fire ash and debris, foundation (if specified in the ROE), up to 6 inches of soil int eh ash footprint (if necessary and safe to do so), titled properties (vehicles/trailers). LADWP is also in process of restoring the power and the water. Bureau of Sanitation is still working on guidelines for pool debris removal. Do not pump out the water for now.

XO May