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.
Steps on How to Request a Real Estate Defensible Space Inspection:
Step 1: How to Determine if Your Property Requires an Inspection
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 3: What Happens After I Submit the Inspection Request?
State Responsibility Area (SRA):
A confirmation email will be sent to the address provided on CAL FIRE’s request form. Once the request is submitted, CAL FIRE will either retain the request or forward it to the appropriate inspecting agency based on jurisdiction. A representative from CAL FIRE or the assigned agency will then contact the designated individual listed on the request to schedule the inspection.
Local Responsibility Area (LRA):
Placerville City Limits:
A representative from El Dorado County Fire Protection District will reach out to schedule the inspection.
South Lake Tahoe City Limits:
A representative from South Lake Tahoe Fire Rescue will reach out to schedule the inspection.
Step 4: How do I Know Which Agency will be Conducting the Inspection?
Please see the Jurisdiction Map below to see which agency conducts real estate inspections throughout El Dorado County.
Link to Download a Copy(PDF, 7MB)
*Reminder:
For Placerville City Limits, El Dorado County Fire Protection District will conduct the inspection.
For South Lake Tahoe City Limits, South Lake Tahoe Fire Rescue will conduct the inspection.
Inspecting Agency Contacts:
Frequently Asked Questions:
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.
Who Can Request an Inspection?
Only the seller or seller's agent may request the Real Estate Transaction Inspection.
Inspecting Agency Has Not Contacted Me to Schedule My Inspection, What Do I Do?
Please allow up to two weeks for the inspecting agency to receive your inspection request and contact you. If you have not heard from the agency within 14 days of submitting your request, please reach out to them directly for follow-up. Each agency makes every effort to contact the seller or seller’s agent as quickly as possible to avoid delays in escrow.
To help ensure timely scheduling, it is strongly encouraged to submit your inspection request as soon as you plan to list your home or as soon as it goes on the market, so the inspecting agency has adequate time to schedule and complete the inspection. A home does not need to be in escrow for an inspection to occur, and all inspections are valid for up to six (6) months.
How Much Does the Inspection Cost?
Once you know which agency will be conducting the inspection, please contact them directly regarding any cost associated with the inspection. Some agencies charge a fee while others do not, and each agency sets its own rate. If a fee applies, the inspecting agency will provide instructions on how to pay the invoice.
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 if 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.
If compliance cannot be achieved prior to the close of escrow, the seller and buyer shall enter into a written agreement where the buyer agrees to take on the responsibility and achieve compliance within 180 days after the close of escrow.
How do I Schedule my Re-Inspection?
The seller or seller's agent does not need to submit a new inspection request. Please reach out to the inspector or the inspecting agency that conducted the initial inspection to schedule the re-inspection.
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 where the buyer agrees to take on the responsibility and achieve compliance within 180 days after the close of escrow. To assist the inspecting agencies, please include the anticipated escrow closing date on the inspection request form.
What If My Home is Split Between Two Different Fire Hazard Severity Zones?
If a home falls within two different Fire Hazard Severity Zones (for example, part of the property is in a Moderate zone while another part is in a High zone), the zone that touches the main structure will determine the property’s official Fire Hazard Severity Zone classification.
Reminder: If the home is located in a High or Very High Fire Hazard Severity Zone, a defensible space inspection is required.
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.