Fire Department "resale" inspections are required by local ordinance in the Wildland Urban Interface (WUI) of the City of Larkspur and the Town of Corte Madera. The Residential Property Resale Inspection is an exterior inspection that confirms a home meets state law and local wildfire ordinances before it is sold.

The basics

• What is a "resale" inspection?

  The Residential Property Resale Inspection is an exterior inspection required to confirm a home complies with state law and local ordinances, primarily for wildfire hazards. The report and its code requirements are included in the seller's disclosures. Buyers are required to keep the property in compliance with vegetation management and wildfire hazard codes in perpetuity.

  These requirements apply to every property in the WUI at all times, not only when a property is sold. The resale inspection gives the fire department a point to confirm a property is brought up to standard and that new residents understand their long-term maintenance responsibilities. That keeps insurance more available and affordable, reduces risk to the community, and improves safety for everyone.

• Do I still need to correct issues if I decide not to sell?

  Yes. Compliance is required at all times, regardless of a sale.

• What is AB 38?

  AB 38 is a state law. When you sell property in certain areas, such as the Wildland Urban Interface (WUI) or an area the State of California designates as a high or very high fire hazard severity zone, you need documentation of a current, compliant wildfire defensible space inspection that meets local vegetation management ordinances and Public Resources Code Section 4291.

  If your property is in the designated WUI of Corte Madera or Larkspur (including incorporated Greenbrae), you need a resale inspection based on the local WUI designation, even if the state fire hazard severity zone map shows your property differently.

Requesting and scheduling

• How do I request a resale inspection?

  Resale inspections are requested directly through the Town of Corte Madera or the City of Larkspur, depending on the property's address.

• What happens after I submit the request?

  Requesting a Fire Department resale inspection grants permission for a wildfire hazard compliance inspection at the address you list. You receive a confirmation email after submitting. The inspection occurs within 7 to 10 business days, and a fire hazard inspection notice is emailed within 10 business days.

• When should I submit the request?

  Submit your request as soon as you list a property for sale. To comply with state and local law, you need a completed inspection report showing proof that the property was inspected and passed within six months before entering into a sales contract. Complete all required defensible space work before you submit your request. That saves time for everyone and prevents delays in the sale.

Compliance and corrections

• Do I need a resale inspection even if my property had an annual wildfire hazard inspection the same year?

  Yes. Inspectors must confirm the property is compliant at the time of sale. Periodic inspections may not receive follow-up and strict enforcement. Resale inspections require strict compliance with all relevant wildfire codes.

• What if my property does not pass?

  If the property does not pass on the first attempt, the report explains what needs to be corrected and sets a follow-up appointment. Fire code compliance is required, and identified issues must be corrected within 30 days.

  State law (AB 38) allows a seller and buyer to sign a written agreement in which the buyer takes responsibility for obtaining documentation of compliance within one year after closing escrow, if the property cannot be brought into compliance with vegetation management codes before the sale. That agreement does not exempt the property from compliance. Local codes and ordinances still require corrections within 30 days, and failure to correct issues found in any wildfire hazard inspection may result in abatement and liens.

• Who is responsible, the buyer or the seller?

  Ultimately, the property owner is responsible for compliance with codes and ordinances. During a sale, the buyer and seller sometimes negotiate who completes the corrections within the time specified in the resale report, and extensions may be granted in some cases. Compliance with the codes was always required. These are not issues that apply only at the sale of a home. The one difference at resale is that the fire department's enforcement process does not grant exemptions for existing violations.

• Do I need to remove bamboo, juniper, and Italian cypress?

  Yes. California Wildland-Urban Interface Code (CWUIC) Chapter 6, Section 604.6, as adopted and amended by the Town of Corte Madera and City of Larkspur, requires removal of all fire-hazardous plants identified by the fire department. Bamboo, juniper, and Italian cypress are common examples. Other plant species, and all dead vegetation regardless of species, must also be removed. See the full requirements in the sidebar.

Larkspur and Corte Madera

What the Larkspur report includes

Under Larkspur Municipal Code Section 15.40.045, the residential building record report documents:

• Whether the building or parcel is in a High or Very High Fire Hazard Severity Zone and/or the designated Wildland Urban Interface
• Whether the building was constructed before January 1, 2010
• Whether the building has a fire sprinkler system
• Whether the property has an emergency gate access key (for electronic gates)
• Which existing building features may make the home vulnerable to wildfire and flying embers
• Whether properly maintained defensible space exists around each building and structure (Larkspur Municipal Code Section 14.04.110)