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Wildfire Home Hardening and Insurance Discounts

Checked against official sources · Last reviewed October 14, 2026

How wildfire actually sets houses on fire

Embers do most of the damage. NIST, the federal standards lab, says "a majority of structures are ignited by embers," that "ember exposures cannot be eliminated or reliably reduced," and that embers "can arrive miles ahead of the wildfire front." NFPA describes embers as burning pieces of wood or vegetation that "can be carried more than a mile through the wind."

An ember can light your house in two ways, according to California's Board of Forestry: directly, by igniting part of the building, or indirectly, by igniting something on or next to the house (mulch, a wood fence, patio furniture) whose flames then touch the wall or break a window.

That is why both the state rules and the IBHS program below start with the same two things:

• Close the openings embers can blow into: vents, open eaves, gaps under the roof covering.
• Clear what embers can land on near the house, especially the first 5 feet.

NIST says the widespread, unpredictable nature of ember showers "means that all structures need to be protected against ember ignitions." [1][6][13]

Defensible space: Zones 0, 1 and 2

Defensible space is the buffer between your house and the vegetation around it. CAL FIRE divides it into three zones, and the work gets more intense the closer you get to the house, "reaching up to 100 feet or your property line."

CAL FIRE says Zones 1 and 2 "are required by law"; California's defensible space law is Public Resources Code section 4291. CAL FIRE notes that local ordinances can be stricter; for example, "some areas like San Diego County require 50 feet of clearance in Zone 1." Check with your local fire department.

Two spacing rules from CAL FIRE are worth knowing: trim tree branches up to at least 6 feet from the ground, and leave vertical space of three times a shrub's height between it and the lowest tree branch above it ("A 5-foot shrub near a tree needs 15 feet of clearance").

Outside California, the same 0-5, 5-30 and 30-100 foot logic shows up in the IBHS Wildfire Prepared Home standard below, which requires a noncombustible 0-5 foot zone and defensible space out to 30 feet. [2][7][12][18]

California's Zone 0 rule: where it stands (Oct. 14, 2026)

State law (AB 3074 of 2020, SB 504 of 2024 and AB 1455 of 2025) plus Governor Newsom's Executive Order N-18-25 directed the Board of Forestry and Fire Protection to write rules for the first 5 feet around buildings, called Zone 0. The executive order required the Board to finish rulemaking "no later than December 31, 2025."

Status: The Board adopted the Zone 0 regulations later, on Aug. 19, 2026, and sent them to the Office of Administrative Law (OAL), which must approve state regulations, as emergency file 2026-0828-03E. OAL's list of recent actions on emergency regulations shows that file as "Withdrawn, September 8, 2026." As of Oct. 14, 2026, no Zone 0 file appears on OAL's lists of regular or emergency regulations under review. The Board's own page says it "continue[s] to work with the Office of Administrative Law on a final review" and will update the page "when the California Secretary of State publishes the final regulation." CAL FIRE's page still says Zone 0 is "not legally required yet." So the rule is not in effect, and no effective date has been set, as of Oct. 14, 2026.

Where it would apply: in State Responsibility Areas and in Very High Fire Hazard Severity Zones inside Local Responsibility Areas, not everywhere in California.

When: The Board's draft 2026 guidance says the rules would apply "immediately to all new building permits" on the effective date, and to existing homes in phases:

• Within 3 years (Phase 1): at minimum, remove firewood, dead leaves and branches, mulch and wood chips within 5 feet; remove dead plants; trim trees and remove branches under the eaves. Some parts (tree maintenance, debris on roofs and gutters, firewood removal) apply right away because current law already requires them.
• Within 5 years (Phase 2), "with the exact timeline to be decided by the local jurisdiction" (the guidance's table lists these items as due within 3 years, or 5 years if the local agency or CAL FIRE sets that timeline): create a noncombustible "safety zone" next to the house, replace combustible gates, and adjust sheds and fencing.

What the adopted version would require (from the Board's draft guidance, to be published if and when the rule takes effect): no combustible mulch (bark, wood chips, shredded rubber), no firewood storage, no vegetation under eaves, none within 2 feet of windows, doors or vents, none within 5 feet of attached decks, stairs or pergolas, and no combustible fences or gates attached to the house. Farther out in the 5 feet, well-kept non-woody plants under 3 inches tall (lawn, ground cover) and plants up to 18 inches tall in small groupings or noncombustible pots of 5 gallons or less are allowed.

Local governments may adopt alternative standards that give "substantially similar" protection, so check with your city or county fire department if the rule takes effect. [7][12][13][14][15][16][19]

Home hardening, item by item

Home hardening means changing the building itself so embers and flames can't get a foothold. These are the items that show up in California's discount regulation, the Board of Forestry guidance and the IBHS standard:

• Roof: a Class A fire-rated roof. California's Department of Insurance says "most roofs qualify including asphalt shingles, concrete, brick, or masonry tiles, and metal shingles or sheets," and that "wood shake shingles are not Class A fire-resistant rated." Keep the roof and gutters clear of leaves and needles.
• Vents: the Department of Insurance says to install "1/16 to 1/8 inch noncombustible, corrosion-resistant metal mesh screens over exterior vents." The Board of Forestry says to replace 1/4-inch mesh with "a minimum 1/8" metal mesh or install ember- and flame-resistant vents." IBHS also accepts flame- and ember-resistant vents or 1/8-inch mesh, but says dryer vents need a working louver or flap and no mesh, because mesh can trap lint and create a fire hazard.
• Eaves: enclose open eaves with soffits so heat and embers don't get trapped and ignite.
• Base of the walls: at least 6 inches of noncombustible material (concrete foundation, brick, stone, fiber-cement, stucco or metal flashing) at the bottom of exterior walls and above attached decks.
• Windows: multi-pane (for example dual-pane) windows or shutters that fully cover the window; IBHS's higher level requires at least two panes of tempered glass.
• Gutters: IBHS requires noncombustible gutters and downspouts (metal) at its base level, and noncombustible gutter guards at its higher level.
• Decks: clear vegetation, debris and stored items from under decks. IBHS requires enclosing decks 4 feet high or less with 1/8-inch metal mesh.
• Fences: the Board of Forestry says to replace the first 5 feet of fences attached to the house with metal or other noncombustible material. IBHS does not accept vinyl or composite there.
• Sheds and outbuildings: California's regulation recognizes removing combustible sheds, gazebos, playhouses and similar structures from within 30 feet of the house.
• Siding: IBHS's higher level requires all siding to be noncombustible (brick, concrete, fiber-cement, masonry veneer, metal or stucco); vinyl and wood siding don't qualify.

Many of these are small jobs. The Department of Insurance calls clearing combustibles from 5 feet around the house and installing ember-resistant vents "low-cost or do-it-yourself projects," and suggests choosing a fire-rated roof or dual-pane windows when it's time to replace them anyway. [2][8][11][13][18]

California: the Safer from Wildfires discount rule

California's regulation, 10 CCR 2644.9), took effect Oct. 14, 2022. It applies to any insurer whose rates are based in part on a policyholder's wildfire risk. Such an insurer's rating plan must "take into account and reflect" each of these steps, and the rate you are offered must be "based in part on" the reduced risk from each one that applies to you. The Department of Insurance summarizes it as: "Every action under Safer from Wildfires will qualify you for an insurance discount."

Around the house (5 steps):

1. Vegetation and debris cleared from under decks.
2. Vegetation, debris, mulch, stored combustibles and movable combustible objects cleared from within 5 feet of the building.
3. Only noncombustible materials, including fences and gates, within 5 feet of the building.
4. No combustible sheds or outbuildings within 30 feet (or as much of that area as you control).
5. Compliance with defensible space law (Public Resources Code 4291) and local ordinances.

The building (5 steps): a Class A fire-rated roof; enclosed eaves; fire-resistant vents; multi-pane windows or functional shutters that cover the whole window; and at least 6 inches of noncombustible clearance at the bottom of the exterior walls.

The community (2 designations): a Fire Risk Reduction Community listed by the Board of Forestry, and a Firewise USA site in good standing. The Board updates its list every two years; the 2026 list took effect July 1, 2026. In its September 2026 insurer FAQ, the Department answered "Yes" when asked whether the Board's 2024 list, which "appears to include the entirety of Los Angeles County," makes any property there eligible for some type of discount. Ask your insurer how it applies the current list.

How big is the discount? The regulation does not set an amount. The Department says discounts "depend in part on your property's individual characteristics" and that "different insurance companies may offer different discounts." Its guidance to insurers says it "expects that consumers will receive at least $1 in premium reduction for each mandatory factor." The California FAIR Plan says its Dwelling Fire policyholders who earn all 12 of its discounts "may see a discount of up to 16.4% off the wildfire portion of their policy premium" (applicable as of Nov. 15, 2025; subject to change).

How to claim it: after you finish a step, tell your insurer or agent/broker. You may need to show proof, or the insurer may inspect; the savings start "at the start of the next policy period." If an insurer requires an inspection, it must offer a free inspection option in addition to any paid one, and it must accept inspections by CAL FIRE or a local fire department.

Surplus lines: the rule is "mandated for insurers licensed by the Department." Surplus lines insurers are only "expected" to offer similar discounts. See surplus lines insurance. [2][8][11][20][21][22]

California: your wildfire risk score and how to appeal it

Under the same regulation, an insurer that uses a wildfire risk score or classification must give it to you in writing:

• no later than 15 days after you submit a completed application;
• at least 45 days before each renewal;
• at least 75 days before any nonrenewal; and
• no later than 30 days after you ask for a revised score because you finished a mitigation step.

With the score, the insurer must explain why you got it (naming the features of your property that drove it), which mitigation steps would lower it, and "the amount of premium reduction" you would get for each.

You can appeal the score to the insurer orally or in writing. The insurer must acknowledge your appeal in writing within 10 calendar days and answer with a written decision within 30 calendar days. If you work through an agent or broker, they must forward your appeal within 5 calendar days. If the appeal is denied, contact the California Department of Insurance at (800) 927-4357 or insurance.ca.gov.

If you've already received a nonrenewal, see what to do after a nonrenewal and homeowners insurance in California. [2][11]

Colorado and Oregon mitigation laws

Colorado. A 2025 law (HB25-1182, now C.R.S. 10-4-124) has an effective date of July 1, 2026, and applies to policies issued or renewed on or after that date. An insurer that uses a wildfire risk model must build home-level mitigation (defensible space, building hardening, or certification such as IBHS Wildfire Prepared Home) and community-level mitigation into its pricing. If its models don't include them, "the insurer shall provide discounts" to policyholders who can show the work was done. Insurers must post the available discounts and their amounts on their websites and send an annual written notice of your discounts and wildfire risk score. You can appeal the score or discount; the insurer must acknowledge the appeal within 10 calendar days and decide within 30. The law also applies to coverage from the Colorado FAIR Plan. See homeowners insurance in Colorado and the Colorado FAIR Plan.

Oregon. Senate Bill 82 (2023) requires homeowner insurers to say on their websites "whether and how" wildfire mitigation actions affect their underwriting and rates, and to reflect mitigation in their underwriting guidelines and rate plans. The law counts defensible space, hardening, IBHS Wildfire Prepared Home certification and Firewise USA recognition as mitigation. Oregon's Division of Financial Regulation says the law gives insurers "flexibility" in how they reflect mitigation, so it does not set a discount amount. The Division says an insurer that gives no wildfire mitigation discount should say so in its notices. If an insurer cancels, nonrenews or raises your premium for wildfire reasons, its notice must describe the property features behind the decision and the mitigation steps you could take; a premium-increase notice must also name any discount and its amount. These notice rules apply on and after Jan. 1, 2024. See homeowners insurance in Oregon and the Oregon FAIR Plan.

Washington and other states. IBHS Wildfire Prepared Home designations are available in Washington and 13 other states (listed below). IBHS says discounts "vary by insurer and state"; see homeowners insurance in Washington. [3][4][5][17][23]

IBHS Wildfire Prepared Home and Wildfire Prepared Home Plus

Wildfire Prepared Home is a voluntary designation program developed by the Insurance Institute for Business & Home Safety (IBHS). You do the work, then apply; a third-party evaluator visits to confirm it. As of Oct. 13, 2026 it is available in Arizona, California, Colorado, Florida, Idaho, Montana, Nevada, New Mexico, Oklahoma, Oregon, Utah, Texas, Washington and Wyoming.

Two levels. IBHS is renaming them; you'll see both names:

• Base, now called Essential: ember protection, aimed at "most existing homes."
• Plus, now called Enhanced: everything in Essential, plus protection from flames and radiant heat; "commonly pursued during new construction or major exterior renovations."

Essential (Base) requires, among other things: a 0-5 foot zone that is "completely noncombustible" (all vegetation on the ground removed down to bare mineral soil, with "No exceptions"; on top of decks and patios, up to 10 small clay or ceramic potted plants under 36 inches are allowed; no mulch, no overhanging branches, no wood or vinyl fencing, no vehicles parked there); defensible space out to 30 feet with grass under 4 inches and firewood at least 30 feet away; at most 3 detached structures within 30 feet; a Class A roof; noncombustible gutters; 6 inches of noncombustible material at the base of walls; and flame- and ember-resistant vents or 1/8-inch metal mesh. This 0-5 foot zone is stricter than California's Zone 0 rule; the Board of Forestry says the IBHS standard is "more restrictive regarding trees and vegetation in Zone Zero."

Enhanced (Plus) adds: enclosed eaves, noncombustible gutter guards, windows with at least two panes of tempered glass, noncombustible or solid-core exterior doors, noncombustible siding all the way up, decks within 30 feet that are fully noncombustible or retrofitted with solid noncombustible walking surfaces, and no detached structures within 30 feet.

Cost and upkeep: a "$125 application fee (nonrefundable)" plus the cost of any work. If the evaluator finds gaps, you have 60 days to fix them and send photos. A designation is "valid for three years," with a photo-based annual review after the first and second years. It stays with the house if you sell, for a small transfer fee.

Insurance: IBHS says "insurance discounts are not guaranteed and vary by insurer and state," and that IBHS member insurers can check whether a property has an active designation. Colorado's law names the designation as an example of mitigation insurers must account for, and Oregon's names it as a mitigation action. [3][4][5][9][13][17][18][24]

Firewise USA: getting your neighborhood recognized

Firewise USA is a national program run by the National Fire Protection Association (NFPA) and co-sponsored by the USDA Forest Service and the National Association of State Foresters. NFPA stresses that sites "are not certified, they are recognized." A community that meets the criteria every year and stays "In Good Standing" may call itself a Firewise site.

How a community qualifies (NFPA's steps):

1. Form a board or committee of residents and partners (such as the local fire department) and name a resident leader. The site must have a "minimum of 8 dwelling units and a maximum of 2,500."
2. Complete a community wildfire risk assessment with a local wildfire expert, updated at least every 5 years.
3. Write a three-year action plan, updated at least every three years.
4. Each year, invest "the equivalent of one volunteer hour per dwelling unit" in risk reduction (100 homes means 100 hours, or the dollar equivalent).
5. Apply through the Firewise portal, then renew every year by reporting your activity. As of Oct. 13, 2026, NFPA says renewal applications are due Friday, Nov. 20, to keep a site in good standing for 2027.

Insurance: In California, being in a Firewise USA site in good standing is one of the two community designations insurers must reflect, and checking it is the insurer's job: the Department of Insurance says policyholders "should not contact NFPA directly." NFPA's public site map "cannot be used to determine if an address is within a Firewise USA site." Oregon's law names Firewise USA recognition as a community-level mitigation action, and Colorado's law counts "community-level mitigation activities or designations." [2][3][4][6][10][11]

Questions people ask