Is an AB-38 Defensible-Space Inspection Required to Sell My Pasadena Hillside Home?
Is an AB-38 defensible-space inspection required to sell my Pasadena hillside home?
Answer:
Yes—if your Pasadena home is in a Very High Fire Hazard Severity Zone (VHFHSZ), California’s AB-38 law requires a defensible-space inspection before closing. May Kunka helps hillside homeowners complete this step early to avoid last-minute escrow delays.
What Is AB-38?
Assembly Bill 38 (AB-38) is a California law aimed at reducing wildfire risk. It requires sellers of one- to four-unit residential properties in designated VHFHSZs to obtain a defensible-space compliance inspection before transferring ownership.
This applies to many hillside parts of Pasadena, including areas near:
San Rafael Hills
Linda Vista
Annandale
Upper Arroyo Seco
What the Defensible-Space Inspection Covers
Inspectors evaluate:
Clearance of dead vegetation within 100 feet of structures
Proper spacing of trees, shrubs, and ground cover
Fire-resistant roofing, vents, and eaves
Removal of combustible debris from gutters, decks, and roofs
If the home does not meet standards, the seller or buyer must complete the work within 12 months after the sale.
When the Inspection Must Be Done
Sellers must request the inspection before closing.
The buyer must receive the report before they take ownership.
If the work isn’t done before closing, the buyer must agree in writing to complete it.
May Kunka ensures this documentation is included in your disclosure packet.
How to Find Out If Your Property Is in a VHFHSZ
Check Pasadena’s Fire Hazard Severity Zone map (available through the city’s planning department).
Many hillside homes and canyon-adjacent neighborhoods are included.
May Kunka confirms your home’s designation during the listing preparation stage.
Pasadena Market Insight
In 2025, more hillside home sales are requiring AB-38 compliance, and missing this step has delayed escrows. Buyers are increasingly aware of fire risk, so showing proactive compliance can build trust and confidence.
How May Kunka Guides Sellers
Verifies if your property is in a VHFHSZ
Schedules the inspection with local fire authorities
Coordinates any vegetation clearing or repairs needed
Ensures proper forms are delivered to escrow and the buyer
Final Thoughts: Avoid Surprises in Escrow
If your Pasadena home is in a hillside or high-fire area, AB-38 compliance is not optional. Completing this early helps keep your sale on schedule and reassures buyers.
Ready to Prep Your Hillside Home for Sale?
Contact May Kunka for a presale fire-risk review and help scheduling your AB-38 defensible-space inspection.