New fire zone maps are changing what’s required for exterior home design in Carmel, Pebble Beach, and Pacific Grove. Here’s what to expect.
A Shift in the Map and Rules
On March 10, 2025, CAL FIRE released new maps that significantly expanded fire hazard zones across Central California. These now include Moderate and High severity areas, on top of the existing Very High zones.
A significant bit of the expansion of high-fire risk designation has occurred for Monterey County, now including large portions of Carmel-by-the-Sea, Pebble Beach, and Pacific Grove. In some neighborhoods, inspectors are already going door to door, an early sign that enforcement is ramping up.
We at Lewis Builders stay on top of California’s regulations and are following these developments closely. Our design-build team is already adapting to meet the moment, including pursuing fire-wise design certification to better support our clients through whatever changes may come.
Why the Changes Were Made
The first thing to keep in mind is that the updated maps aren’t a reaction to the recent Southern California fires, or not exclusively. They come from years of data collection, showing how conditions have shifted across our state.
Even in coastal towns that once felt “safe” from wildfire, thanks to morning fog or ocean breeze, wildfire conditions are becoming more common. Many Monterey neighborhoods are densely populated, and natural forces like dry vegetation and increasing winds all contribute to faster-moving fires. Inspectors have seen firsthand how quickly flames can leap from dry brush to a home’s eaves, roof, and foundation. And while moisture still helps, it’s no longer a sure bet for protection.
Relatedly, incoming changes are meant to prepare, not alarm. The goal isn’t to eliminate risk completely (that’s not possible), but to reduce damage and give emergency crews a better shot at saving homes when fires do happen.
What This Means for Your Home
While some new requirements may take a few years to go into effect, many homeowners have gotten a head start, including in Carmel. According to a recent KSBW report, city staff have discussed changes to construction materials, landscaping, and defensible space strategies. A recent city report even proposed temporarily banning wood shake roofs and allowing gravel around homes to reduce flammable areas. The City Council voted to adopt the new maps and is now forming a subcommittee to explore long-term fire safety solutions, while still protecting the character that defines Carmel.
If you’re thinking about remodeling or building a new home, now’s the time to start planning. Here are the key features to keep in mind:
Foundation
- Ensure at least 6 inches of fire-resistant material at the base
- Install or retrofit Vulcan® flame-closing/ember resistant foundation vents
Roofs & Chimneys
- Install Class A fire-rated roofing (composite, asphalt, metal, clay, or tile)
- Seal gaps under shingles or tiles to prevent ember entry
- Add a noncombustible metal drip edge to protect roof edges
- Cover chimneys with metal screens to prevent ember escape
Siding
- Use non-combustible siding like stucco or fiber cement (e.g. Hardie® products)
- Ensure non-combustible material runs continuously from foundation to roofline
- Avoid flammable or untreated wood finishes
Eaves, Vents & Gutters
- Fully enclose eaves
- Box in soffits and eliminate exposed overhangs
- Install flame-closure/ember-resistant venting, such as Vulcan® vents, or metal mesh
- Add a metal gutter screen for extra ember protection
- Schedule a monthly gutter/roof cleanout prior to and during fire season
Windows & Doors
- Install double-pane windows, with at least one tempered glass layer and an aluminum-clad exterior
- Limit the number and size of windows facing large vegetation areas
- Use non-combustible Hardie® trim around doors and windows
Decks & Railings
- Build with fire-rated or ignition-resistant decking materials (e.g. Azek)
- Use steel or redwood framing, non-wood railings (glass or wire)
- Enclose the area beneath the deck with stucco or fire-rated Hardie® siding
- Add metal flashing where the deck meets the home to prevent fire transfer
Pergolas & Patio Covers
- Use non-combustible or ignition-resistant materials
- Flash structural connection points if attached to the home
- Match materials to roof standards when possible
Fencing
- Avoid wood fencing or gates that touch buildings
Garage & Driveways
- Add weather stripping to doors to seal against embers
- Install a battery backup for garage doors in case of power loss
- Keep 10 feet of vegetation clearance on both sides of driveways
- Ensure gates are wide enough for emergency vehicles and swing inward or open on a horizontal slider track
Water Supply
- Keep long hoses easily accessible to reach all parts of the home
- Install hose bibs on multiple sides of the house
- Consider a supplemental water source (well or pool pump) or rainwater barrels
- Ensure irrigation systems are functional
Other changes that may be coming soon (likely by 2026) include regulations on wood fencing and 5-foot buffer zone requirements.
Find a downloadable home checklist on our Resources page.
Preparing as a Community
We recognize that these changes may feel sudden, especially in neighborhoods where wildfire wasn’t previously a concern. Furthermore, community fears about architectural integrity are valid—much of the Monterey Peninsula’s appeal comes from its older homes and natural surroundings.
But adapting thoughtfully now will help preserve what makes this region special. With the right materials and thoughtful design, you can meet the new codes and still preserve the original look and feel of your home. Lewis Builders can help you with that; our approach has always been to work with, not against, the landscapes we build on. The same applies here.
Some homeowners are already seeing the benefits of taking action. One couple shared that after clearing vegetation and following their inspector’s recommendations, their insurance premium dropped by $1,500. It’s proof that proactive steps can yield real benefits, both in peace of mind and potential cost savings.
Our philosophy at Lewis Builders means we have always designed homes that reflect their time and place. That means respecting context, protecting what’s beautiful, and of course, adapting for the future. Our team has deep, firsthand knowledge of the changes underway, and we’re committed to being a reliable resource for homeowners navigating what comes next. We’re here to help.
As for the broader community, it’s going to take a team effort—builders, residents, and local officials—to strike the right balance. Wildfire risk is becoming part of life here, but with smart planning and shared responsibility, we can keep this community safe and resilient.