The State of California has released updated Fire Hazard Severity Zone (FHSZ) maps for 2025, and the changes carry important implications for homeowners, buyers, and future development across San Elijo Hills, Venzano, Old Creek Ranch, and greater North County San Diego.
San Elijo Hills resident and San Elijo Life Publisher and local Realtor Ed Philbrick was featured in a recent FOX 5 San Diego news segment discussing the map updates and local fire risk. You can watch it here:
https://fox5sandiego.com/video/ca-releases-new-fire-hazard-maps/10582300
What’s Changing?
These new maps, produced by Cal Fire, classify areas into Moderate, High, and Very High Fire Hazard Severity Zones. These zones impact:
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Homeowners insurance and risk assessments
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New requirements during the escrow process (including fire hardening inspections)
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Building codes and future development
Across Southern California, “Very High Fire Hazard” zones have grown by 26% since the last major update in 2011.
In San Elijo Hills and the surrounding communities, the change is especially significant:
➡️ Previously, about 80% of the area was in the Very High zone—now it’s approximately 99%.
A Key Escrow Requirement
One important detail not fully covered in the FOX 5 segment:
Homes located in High or Very High Fire Hazard Zones now require a fire hardening inspection as part of the escrow process during the sale of a home.
This is a major update for both buyers and sellers and will be an essential part of real estate transactions moving forward in these zones with potential costs for sellers.
️ Check Your Property on the Map
Want to see how your home or street is affected? Use the official Cal Fire tools below:
Community Action: San Elijo Hills Fire Safe Council Formed
In response to growing fire risk and increased regulatory changes, a group of local volunteers has officially formed the San Elijo Hills Fire Safe Council, Inc. (SEH FSC), which was approved by the County on March 13, 2025.
This council serves the communities of San Elijo Hills, Venzano, and Old Creek Ranch, and joins over 150 other Fire Safe Councils across the state. They are working alongside Cal Fire and other local agencies to improve fire safety and preparedness.
SEH FSC is focused on:
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Creating emergency preparedness plans
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Minimizing loss of life, property, and natural space from wildfires
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Increasing the chances homes can remain insured
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Applying for funding to support fuel reduction and public education projects
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Promoting Zone 0 defensible space, home hardening, and Chapter 7A construction standards
Stay connected with SEH FSC:
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Facebook: facebook.com/sehfsc
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Instagram: instagram.com/sehfsc
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Website: Coming Soon
They are currently looking for a volunteer grant writer. If you’d like to contribute time and expertise, please email: [email protected]
What’s Next for San Elijo Hills?
Whether you’re a long-time resident, potential buyer, or planning a home improvement project, these updated fire maps and safety requirements will play an increasing role in how we protect our homes and our community.
San Elijo Life will continue to share updates as more information becomes available—from fire safety planning to insurance changes and local events.
Stay safe, stay informed, and support your neighbors in building a more fire-resilient San Elijo Hills.
Want to share your experience or get involved? Drop us a message or tag us on social @sanelijolife.
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This website, San Elijo Life, is independent of the San Elijo Hills Association/HOA updates are provided as a service to our readership. …Enjoy Life in The Hills.
