Quick Answer: If you’re selling a Glendale home in a High or Very High Fire Hazard Severity Zone, California Civil Code Section 1102.19 (from AB 38) requires you to hand the buyer proof that the property meets defensible space requirements. Glendale Fire handles the inspection through its EnerGov online portal for a $43 fee. If the documentation isn’t ready before closing, the buyer and seller can agree in writing that the buyer will get it within one year after closing. Since July 1, 2025, sellers in these zones also have additional disclosure duties about fire-resistant retrofits and known vulnerabilities.
Which Glendale Homes Does AB 38 Apply To?
Homes in High or Very High Fire Hazard Severity Zones as mapped by the state. In Glendale, these zones are generally in hillside and foothill areas, but don’t guess. Check your exact address on CAL FIRE’s Fire Hazard Severity Zone map, and look at your Natural Hazard Disclosure report.
What Does the Seller Have to Provide?
According to the Glendale Fire Department’s AB 38 page:
- Since July 1, 2021, sellers in these zones must provide buyers with documentation proving compliance with defensible space requirements.
- Since July 1, 2025, sellers must also disclose the availability of fire-resistant retrofits and known structural vulnerabilities.
How Do You Request an AB 38 Inspection in Glendale?
Glendale Fire lists these steps:
- Create an account in the city’s EnerGov online portal.
- Click “Apply.”
- Under Permit, pick Fire Permit and then Fire General.
- Choose “Fire General – AB 38 Real Estate Disclosure.”
The inspection fee is $43. Questions go to Glendale Fire’s vegetation management program at (818) 548-3814 or vmp@glendaleca.gov.
What If the Inspection Isn’t Done Before Closing?
| Situation | What happens |
|---|---|
| Inspection done and property compliant | Seller provides the documentation to the buyer |
| Documentation not available before closing | Buyer and seller may agree in writing that the buyer obtains it within one year after closing |
| Inspection finds problems | Seller can fix before closing, or the parties negotiate who handles it |
Pushing compliance to the buyer is legal, but it’s a negotiating point. Buyers may ask for a credit to cover clearance work. Scheduling the inspection early gives you more control.
What Should Glendale Sellers Do Before Listing?
- Confirm the property’s fire hazard zone rating.
- Clear brush and debris, especially on slopes and around the roof.
- Request the AB 38 inspection early through EnerGov.
- Gather any past inspection results and retrofit records (vents, roof, decks).
- Talk with your agent about how the fire zone affects buyer insurance and timing.
Executors and trustees selling a vacant inherited home in the hills should put this near the top of the list. See the guide to selling an inherited house in California on CaliforniaInheritedProperty.com, and if the sale is going through probate or a trust, TrustAndProbateRealEstateAgent.com.
What Should Buyers Look For?
Ask for the AB 38 documentation, the inspection date, and any items flagged. Get an insurance quote early. And if the seller wants you to take on compliance after closing, get a bid for the work before you agree. For a feel for Glendale’s hillside neighborhoods, see the guides on GlendalesBestNeighborhoods.com, including Verdugo Woodlands and Montrose & Sparr Heights.
Frequently Asked Questions
What is AB 38?
A California law (Civil Code 1102.19) requiring sellers in High and Very High Fire Hazard Severity Zones to provide documentation of defensible space compliance.
How much is Glendale’s AB 38 inspection?
$43, requested through the city’s EnerGov portal.
Can I close escrow without the AB 38 documentation?
Yes, if the buyer and seller agree in writing that the buyer will obtain it within one year after closing.
How do I know if my Glendale home is in a fire zone?
Check CAL FIRE’s Fire Hazard Severity Zone map or your Natural Hazard Disclosure report.
What changed on July 1, 2025?
Sellers in these zones must also disclose the availability of fire-resistant retrofits and known structural vulnerabilities.
Who do I contact at Glendale Fire?
The vegetation management program at (818) 548-3814 or vmp@glendaleca.gov.
Does AB 38 apply to condos?
The requirement is tied to the property’s fire hazard zone. Ask your agent and escrow officer how it applies to your specific property.
Can a failed inspection kill a deal?
Rarely by itself, but it can change the negotiation. Clearing brush before the inspection is the easiest way to avoid that.
This article is general information about local rules and state law as of October 2026, not legal, tax or engineering advice. Rules and fees change, so confirm current requirements with the city or a qualified professional before relying on them for a transaction.
About Will Flannigan
Will Flannigan is a California licensed real estate agent (DRE #01951292) and Certified Trust & Probate Specialist (CTPS) with The Nell Team at Equity Union Real Estate. A former attorney, Will brings a background in property management and over a dozen home flips to every transaction, and has been licensed since 2014. A 20+ year resident of Burbank Rancho, Will specializes in Burbank, Altadena, Pasadena, Glendale, and the greater San Gabriel Valley, with fluency in Mandarin serving clients in San Marino and beyond.
Selling in a Glendale fire zone? Let’s get the AB 38 inspection and disclosures lined up before you list so they don’t slow down escrow.
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