California’s New “Zone Zero” Wildfire Rules: What Property Owners Need to Know

Imagine California’s rolling hills tinted bronze, the air warmed by dry winds. A single stray ember can spark devastation. For many residents of fire-prone regions, this is not just a metaphor; it is an annual concern. In response, state regulators are advancing a bold new regulatory concept: Zone Zero, a proposed rule that could redefine how every homeowner in wildfire-risk zones landscapes and maintains their property. This is not just another recommendation. It could mark a major shift in balancing safety, aesthetics, and community resilience.

What Is “Zone Zero”?

• Under the proposal, the first five feet around a home from the foundation outward would have to be maintained as a nearly combustible-free “ember-resistant buffer” in designated high fire hazard zones. (bof.fire.ca.gov)

• That means plants, mulch, wood fences or trellises, stored firewood, and sometimes even potted plants depending on the draft rule would be restricted or prohibited in that zone. (sntr.senate.ca.gov)

• New construction in state “very high fire hazard severity zones” would be subject to these requirements immediately, while existing homes would likely have a three-year transition period to comply. (sacobserver.com)

• The rules would complement, not replace, existing defensible space zones (often referred to as Zone 1 and Zone 2), which require a graduated buffer of vegetation management up to 30 or even 100 feet out from structures. (bof.fire.ca.gov)

• The legal backing comes from California Assembly Bill 3074 (2020), which directed the Board of Forestry and Fire Protection to adopt regulations for an ember-resistant zone around structures. (sacobserver.com)

• Governor Newsom has issued an executive order to accelerate adoption, with the goal of finalizing regulations by late 2025. (apldca.org)

Why Zone Zero Matters: From Science to Insurance

Fire science and ember behavior

Laboratory tests and post-fire investigations have repeatedly shown that embers glowing fragments driven by wind are among the primary means by which wildfires ignite buildings in neighborhoods. (sfchronicle.com)

The Insurance Institute for Business & Home Safety (IBHS) has demonstrated that embers accumulating near building bases ignite combustible landscaping materials, which then act as a bridge to the structure. Clearing combustible material from the first five feet removes that pathway. (sntr.senate.ca.gov)

A 2023 IBHS white paper on Zone Zero emphasizes that a fully noncombustible Zone 0 is among the most effective parcel-level strategies for reducing home ignition risk. (sntr.senate.ca.gov)

Insurance and property value

• Insurers are already indicating they may use compliance with or failure to comply with Zone Zero rules when setting premiums or underwriting policies. (abc7.com)

• Some municipalities may adopt local ordinances aligned with or stricter than the state rules. (sfchronicle.com)

• A property that is well defended against fire is more attractive to insurers, lenders, and buyers because its risk profile is lower. Proactive investments can help preserve or even increase value.

• Upfront costs for retrofitting landscaping or replacing combustible façades can be significant, and property owners will want to balance aesthetics, cost, and compliance.

Community resilience

Wildfires do not respect lot lines. If one homeowner’s landscaping allows ignition, it may threaten neighbors. Collective adoption of Zone Zero-style buffers can help create safer neighborhoods and transform individual decisions into mutual protection.

What Homeowners Should Do Now (Even Before the Rules Finalize)

You do not need to wait until 2025 or when local enforcement begins to get ahead of Zone Zero. Here is a proactive roadmap:

These steps echo principles from Anthony A. Luna’s Property Management Excellence: stewardship, foresight, and protecting both the house and the community before disaster strikes.

Potential Trade-Offs and Community Pushback

Zone Zero is not without controversy. Here are key tensions to watch:

• Aesthetic and ecological concerns. Some residents fear that forced removal of shrubs, vines, shaded plants, and trees close to homes will degrade neighborhood character, contribute to higher heat, and remove habitat. (abc7.com)

• Erosion and slope stability. In hillside areas, landscaping helps bind soil. Removing vegetation near foundations must be balanced with retaining slope integrity and managing drainage.

• Equity and cost burden. Low-income homeowners may struggle to finance compliance. There is pressure on the state and municipalities to offer grants, subsidies, or technical assistance. (sacobserver.com)

• Tree canopy loss and microclimate change. Removing trees near homes may increase ambient temperatures, reduce shade, and increase energy use.

• Local versus state control. Some cities such as Berkeley are considering or have proposed stricter local rules than the state drafts, sparking community debates. (sfchronicle.com)

• Pushback over rule burden versus fire safety. Critics argue that sweeping rules may impose burdensome mandates without fully considering site-specific context.

What to Watch on the Horizon

• Final regulatory text. Draft rules currently under deliberation may evolve before adoption. Many early proposals allow limited vegetation under strict controls; others argue for stricter prohibitions. (sntr.senate.ca.gov)

• Local ordinance alignment. Cities in high-risk zones may adopt their own Zone Zero style rules, sometimes ahead of state enforcement. (sfchronicle.com)

• Grant funding and incentives. State or local programs may emerge to assist homeowners with compliance costs, especially in disadvantaged communities.

• Insurance changes. Expect premium incentives or penalties tied to compliance. Those out of compliance may face higher rates or difficulty obtaining coverage.

• Evolving landscape aesthetics. Landscape designers are already exploring “fire-smart aesthetics” using noncombustible materials, careful spacing, and native drought-tolerant species to balance safety and beauty. (homesandgardens.com)

The proposed Zone Zero regulation is more than a landscaping rule. It is a strategic intervention in the wildland-urban interface, pushing California toward a more resilient future. Property owners in fire-prone zones are well advised to view this as both a challenge and an opportunity. By acting earlier rather than later, you have more flexibility and time to redesign intelligently.

By combining defensible landscaping, structure hardening, and community cooperation, homeowners can turn a regulatory requirement into a protective design statement. In doing so, they echo the core message of Property Management Excellence: managing with purpose, protecting investments, and leading with foresight.