TL;DR: Home Hardening with IBHS Q&A #7

TL;DR

PostFire: Home Hardening with IBHS – Live Q&A #7

A detailed conversation on how wildfire hardening works, why it matters for survivability and insurance, and how homeowners rebuilding or retrofitting can use IBHS standards to protect their homes, their finances, and their future insurability.

Host

iO Tillet-Wright
Wildfire survivor, activist, and Co-Founder & Chief Program Officer at PostFire
https://www.iolovesyou.com
https://postfire.org

Panel

Steve Hawks
Senior Director for Wildfire, Insurance Institute for Business & Home Safety (IBHS)

Jay Lopez
Former Assistant Chief, LA County Fire Department
Executive Director, California Wildfire Mitigation Program Authority
Altadena homeowner who successfully achieved IBHS certification and exited the CA FAIR Plan

Context: Why Home Hardening Matters

  • Megafires have increased 250% in the last 10 years

  • Wildfire preparedness now affects:

    • physical safety

    • insurance access

    • home value and resale

  • Studies show ~60% of homes with wildfire-resistant measures survive fires

  • Thousands of homes lost in Palisades and Eaton could have survived with mitigation

  • Building an uninsurable home is one of the biggest risks post-fire

Something to understand:
Rebuilding without modern fire-resilient standards recreates yesterday’s solutions for today’s risks.

Q: What is “home hardening”?

Home hardening is a systems-based approach to reducing wildfire risk by:

  • limiting fuel near the home

  • strengthening vulnerable parts of the structure

  • preventing ignition from embers, radiant heat, and flames

Wildfires ignite homes in three main ways:

  • Embers entering vents or landing on vulnerable surfaces

  • Radiant heat from nearby burning structures or vegetation

  • Direct flame contact

Once homes ignite, wildfires often turn into urban fires, spreading from structure to structure

Core Concept: The Fire Triangle

Fire needs:

  1. Fuel

  2. Heat

  3. Oxygen

The only controllable element during wildfire is fuel — especially:

  • vegetation

  • fences

  • decks

  • stored items

  • building materials

Q: How do wildfires spread through communities?

  • Embers can travel miles ahead of the main fire

  • Ignition often starts:

    • inside vents

    • at roof edges

    • where walls meet the ground

    • from burning items near the home

  • Once a house ignites, it becomes fuel for other homes

Key takeaway:
Wildfire protection starts at the parcel level — one property at a time.

Q: What are the two main levers homeowners can control?

  1. Reduce exposure

    • Remove or move combustible items away from the home

    • Replace flammable materials with non-combustible ones

  2. Increase hardening

    • Upgrade roofing, vents, windows, siding, eaves, and foundations

IBHS emphasizes a systems-based approach — no single fix is enough.

Q: What is IBHS and why does insurance trust it?

IBHS (Insurance Institute for Business & Home Safety):

  • is funded by the insurance industry

  • conducts real-world fire testing

  • analyzes post-fire damage on the ground

  • sets evidence-based mitigation standards

Insurance companies use IBHS standards to:

  • assess risk

  • decide which homes they will insure

  • offer discounts or coverage opportunities

Q: What is the IBHS Wildfire Prepared Home Program?

Two levels of certification:

1. Wildfire Prepared Home (Base)

Focuses on ember resistance:

  • roof

  • vents

  • bottom 6 inches of the home

  • immediate surroundings (especially first 5 feet)

2. Wildfire Prepared Home Plus

Provides maximum protection against:

  • embers

  • radiant heat

  • flames

Addresses:

  • windows

  • siding

  • eaves

  • gutters

  • fencing

  • broader parcel-level risks

Important:

  • Retrofitting to Base is a great start

  • Building new → go straight to Plus

Q: Should I retrofit or build to Plus?

  • Any mitigation is better than none

  • Retrofitting is possible but more expensive

  • New builds should mandate IBHS Plus at design stage

  • Retrofitting often requires homeowner education of contractors

Q: What is Zone 0?

Zone 0 = the first 5 feet from the home outward

Research shows:

  • Most home ignitions occur due to combustible items in this zone

  • Zone 0 must be non-combustible

  • Chapter 7A does not fully address Zone 0

Examples of Zone 0 hazards:

  • mulch

  • fences

  • vegetation

  • trash bins

  • stored materials

Q: How does Chapter 7A relate to IBHS?

Chapter 7A (California Building Code):

  • applies to new construction in fire-prone zones

  • focuses on the building itself

  • does not address surrounding space

IBHS Plus goes further by:

  • addressing fencing and retaining walls

  • requiring non-combustible materials within 5 feet

  • taking a parcel-level approach

Important insurance note:
If you have ordinance & law coverage, Chapter 7A mitigation costs may be covered.

Q: What are the insurance benefits of IBHS certification?

  • Increased likelihood of obtaining insurance

  • Ability to have meaningful conversations with carriers

  • Example:

    • Mercury Insurance insures IBHS-certified homes in Paradise, CA

  • No guarantees, but certification opens doors

Q: How do I get IBHS certified?

  • Website: wildfireprepared.org

  • Download the checklist

  • Prepare your home

  • Apply for inspection

Cost: $125

  • Covers third-party inspection

  • IBHS is nonprofit

Timeline:

  • A few weeks if home is ready

  • Longer if remediation is required

Advice: Working with Contractors

  • Many contractors are unfamiliar with IBHS standards

  • Certification for retrofit contractors is coming (AB 1143 – Jan 2026)

  • Until then:

    • homeowners must advocate

    • ask why recommendations are made

    • don’t let contractors downgrade safety decisions

TIP

If rebuilding:
Mandate IBHS Plus in your architectural plans before construction begins.

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