Real Estate Inspections
On and after July 1, 2021, any seller of real property that is located in a high or very high fire hazard severity zone within unincorporated El Dorado County shall obtain a compliant defensible space inspection report that meets the requirements of Section 8.09.070 (C) of El Dorado County's Code of Ordinances, Chapter 8.09 - Hazardous Vegetation and Defensible Space.
What is Considered Real Property for the Purposes of Real Estate Transaction Inspections?
For the purpose of real estate transaction inspections under Chapter 8.09, real property applies to all single-family residential property as defined in California Business and Professions Code 10018.08 as follows:
a) Real property improved with one (1) to four (4) dwelling units, including any leasehold exceeding one (1) year's duration of such;
b) A unit in a residential stock cooperative, condominium, or planned unit development; or
c) A mobile home or manufactured home when offered for sale or sold through a real estate broker pursuant to Section 10131.6.
How to Determine if Your Property Requires a Real Estate Transaction Inspection
Step 1: Use CAL FIRE's Fire Hazard Severity Zone Viewer
Use CAL FIRE's Fire Hazard Severity Zone Viewer to determine if your property is required to have an inspection.
- If your home is in the State responsibility Area (SRA) and designated as a high or very high fire hazard severity zone, an inspection is required.
- If your home is in the Local Responsibility Area (LRA) and designated as a high or very high severity zone, an inspection is required.
Fire Hazard Severity Zone Viewer
What if My Property is Located in a Moderate or Unclassified Area?
Real Estate Transaction Inspections are required only in high or very high fire hazard severity zones. However, all properties within unincorporated El Dorado County are required to comply with the County's Code of Ordinances, Chapter 8.09 - Hazardous Vegetation and Defensible Space, year-round.
Step 2: Request Your Inspection
If Your Home is Within the State Responsibility Area (SRA)
Request your inspection through CAL FIRE
CAL FIRE Inspection Request
If Your Home is within the Local Responsibility Area (LRA)
If within Placerville city limits, request your inspection through El Dorado County Fire Protection District
El Dorado County Fire Inspection Request
If within South Lake Tahoe city limits, request your inspection through South Lake Tahoe Fire Rescue
South Lake Tahoe Fire Inspection Request
What Happens After I Submit My Inspection Request?
State Responsibility Area (SRA):
A confirmation email will be sent to the email provided on CAL FIRE's request form. Once CAL FIRE receives the request, they will distribute the request to their inspection team, a local fire district, or the Office of Wildfire Preparedness and Resilience to conduct the inspection. A representative from the assigned agency will reach out to the contact indicated in the request, either the seller or seller's agent, to schedule the inspection.
Local Responsibility Area (LRA):
A representative from either El Dorado County Fire or South Lake Tahoe Fire will reach out to either the seller or seller's agent to schedule the inspection.
Who Can Request an Inspection?
Only the seller or seller's agent may request the Real Estate Transaction Inspection.
When Should I Request an Inspection?
Get a head start by requesting your inspection as soon as you plan to list your home or as soon as it goes on the market. A compliant defensible space inspection report is valid for up to six (6) months.
What to Expect During the Inspection
An inspector will meet with the seller or seller's agent at the property to conduct the inspection. If the seller or seller's agent is not able to be present for the inspection, an inspection can still be conducted is consent is given to the inspector in advance. The inspector will only inspect the areas surrounding the applicable structures on the property. A copy of the inspection report will be provided either in-person at the conclusion of the inspection or emailed to the seller or seller's agent.
I Failed My Inspection, Now What?
The seller will need to perform the necessary wildfire protection measures as specified in the inspection report to correct any violations and have the property re-inspected prior to the close of escrow. The seller or seller's agent does not need to submit a new inspection request and only needs to reach out to the agency that conducted the initial inspection to schedule the re-inspection.
If compliance cannot be achieved prior to the close of escrow, the seller and buyer shall enter into a written agreement whereby the buyer agrees to take on the responsibility and achieve compliance within 180 days of the close of escrow.
What If I'm Unable to Have My Inspection Completed Before the Close of Escrow?
The inspecting agencies will make every effort to complete the inspection in time to meet the escrow deadline. However, if delays occur due to weather or time constraints, the buyer and seller shall enter into a written agreement whereby the buyer agrees to take on the responsibility and achieve compliance within 180 days of the close of escrow. To assist the inspecting agencies, please include the anticipated escrow closing date on the inspection request form.