REAL ESTATE INSPECTION (AB-38)
AB-38 Real Estate Defensible Space Inspection FAQ
Effective January 1, 2026, Ventura County Fire Protection District (VCFPD) Ordinance 34 (Section 617) requires sellers of real property in High or Very High Fire Hazard Severity Zones (FHSZ) to provide buyers with documentation proving the property complies with defensible space requirements.
Compliance & Escrow Requirements
- Corrections: If an inspection reveals violations, they must be corrected within 30 days of the notice or before escrow closes, whichever comes first.
- Re-inspection:Â After fixing violations, the seller must request a new inspection to obtain a valid approval report before the close of escrow.
- Buyer Agreements: If the seller cannot complete corrections before closing, the buyer may agree to complete them within 60 days after closing.
- A copy of this agreement, utilizing the C.A.R. Form FHDS Disclosure and Addendum, must be emailed to FHRP@venturacounty.gov before escrow closes.
The document must clearly state that the buyer accepts responsibility for the required corrections.
Getting Started: Is My Property Subject to AB-38?
An inspection is required if your property is located in a High or Very High FHSZ within either a State (SRA) or Local (LRA) Responsibility Area.
- Check Your Zone: Use the 2025 Combined SRA & LRA FHSZ Map Viewer to find your specific parcel.
- Split Zones: If your parcel contains two or more different FHSZ ratings, the highest (most restrictive) level applies to the entire property (see VCFD Administrative Ruling 26-804).
- Exemptions:Â Properties in the City of Port Hueneme have no LRA FHSZs. If your property is not in a High or Very High zone, you are not subject to AB-38 requirements.
- Effective Dates:Â Updated LRA maps become effective July 1, 2025. SRA maps have been in effect since April 1, 2024.
Jurisdiction: Is VCFD My Fire Department?
Before requesting an inspection, verify that your property is within the jurisdictional responsibility of VCFD.
- VCFD Service Areas: Camarillo, Moorpark, Ojai, Port Hueneme, Santa Paula, Simi Valley, Thousand Oaks, and all unincorporated areas of Ventura County.
- Other Jurisdictions:Â If your property is in Ventura, Oxnard, or Fillmore, do NOT use the VCFD form. Contact your local city fire prevention bureau instead.
Requesting Your Inspection
Once you have confirmed your property is in a High/Very High FHSZ and within VCFD’s jurisdiction, you may submit your request.
- How to Apply:Â Complete the Real Estate Inspection (AB-38) DSI Request Form.
- Find Your APN:Â You will need your 10-digit Assessor Parcel Number to complete the request. If you do not have it, use the Ventura County Assessor Property Search.
- Timing: Inspections occur Monday–Friday, 8:00 am–5:00 pm. They typically take 7 to 10 days from the request date to conduct.
- Escrow Warning: We highly recommend a minimum 2-week lead time to ensure the inspection is completed before escrow closes.
- Cost: There is currently no fee for this inspection.
Defensible Space Requirements
VCFD requirements are more restrictive than state law. Inspectors evaluate the 100-foot zone around all structures (or to the property line).
- Key Standards:Â Review the Defensible Space Maintenance Guide (Guideline 423)Â for visual examples.
- Legal References:Â Requirements are governed by Public Resources Code 4291Â and Government Code 51182.
Contact Information
- Community Wildfire Preparedness Division: 805-389-9759
- Email: fhrp@venturacounty.gov
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Real Estate Inspection (AB-38) DSI Request
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