Geographic Exposure During the 2025 Fires

January 2025 fires created a pincer effect around Robert Balzebre’s property. The Palisades Fire burned 23,700 acres to the west, destroying 6,837 structures in Pacific Palisades and Malibu. Eaton Fire consumed 14,000 acres to the east near Altadena, claiming 9,414 structures. Sunset Fire ignited on January 8 near Runyon Canyon, burning 43 acres before containment.

“When the different fires were happening from Pacific Palisades, which burned all Pacific Palisades, there was a fire in the Runyon Canyon area, and Sunset Fire it was called,” Balzebre recalled. “It was coming towards us. My house originally was actually in between both of those fires geographically.”

Sunset Fire broke out at approximately 5:30 p.m. between Runyon Canyon and Wattles Park, prompting mandatory evacuations from Laurel Canyon Boulevard to the 101 Freeway and from Mulholland Drive to Hollywood Boulevard. Firefighters described the blaze as “very dangerous and explosive” before aggressive aerial and ground tactics brought containment before midnight.

A Pattern of Close Calls

January 2025 was not Robert Balzebre’s first evacuation from the property.

“Prior to that, there was another fire when the Malibu fires happened many years ago,” Balzebre said. “That was about six years ago when they reached, and we had to evacuate my hill and my hillside. It happens. It’s a real thing there.”

That earlier evacuation, around 2018 or 2019, provided firsthand validation of design choices already implemented. Rather than viewing the near-miss as an anomaly, Balzebre interpreted it as confirmation that fire-resistant construction in high-risk zones was essential.

Construction Choices That Preceded Mandates

When Robert Balzebre purchased the Hollywood Hills property in 2014, California’s Chapter 7A building code had been in effect for six years, establishing minimum standards for fire-resistant construction in designated hazard zones. Balzebre’s renovation, completed in 2018, exceeded these minimums.

Working with designer Abeer Sweis of SweisKloss, Balzebre implemented an envelope approach:

• Exterior Shell: Class A fire-resistant stucco extending to wall bottoms and flashed underneath to block fire intrusion
• Roof System: Rubberized asphalt membrane sealed to exterior stucco, eliminating crevices where embers lodge
• Windows and Doors: Fleetwood aluminum frames with tempered glass rated to 450 degrees Fahrenheit
• Structural Elements: Steel staircases and railings replacing combustible alternatives
• Decking: Ipe wood (Brazilian hardwood) with fire resistance ratings equivalent to concrete

Traditional roof overhangs and vents where embers penetrate were eliminated entirely, creating a sealed structure with minimal vulnerabilities to ember showers.

Evidence Supporting Fire-Resistant Design

Research examining California wildfire outcomes supports these construction methods. A study of the 2018 Camp Fire, which destroyed 18,804 structures in Paradise, found that only 11.5% of homes built before 1997 survived compared to 38.5% built afterward under updated codes. Homes constructed after 2008 under Chapter 7A showed 51% survival rates versus 18% for pre-2008 structures.

Economists Patrick Baylis and Judson Boomhower quantified the effect: code-compliant homes showed a 40% reduction in structural loss risk during wildfires.

The Los Angeles fires in 2025 reinforced these patterns. Pacific Palisades lost thousands of pre-1939 structures built decades before fire-resistant standards existed. Architect Greg Chasen gained attention when a home he designed in 2024 with similar fire-resistant features survived the Palisades Fire while its neighbor burned completely.

Economics of Early Investment

Tempered glass carries a 20% premium over standard options; fire-rated wood doubles conventional material costs. Balzebre acknowledged that quality construction requires capital but framed the investment as economical over time.

“I understand that it’s about cost,” Balzebre observed. “I understand the goal of the developer is to build something that’s affordable and at the same time can be profitable. But in the long term, what that is really doing is it’s sort of creating more damage and expense for everyone in the process.”

Market conditions now favor fire-resistant construction. California homeowners face average insurance rate increases of 33% following wildfires, the largest nationwide. Fire-resistant homes receive premium reductions up to 30%, while some insurers have stopped writing policies for non-compliant structures in high-risk zones. Insurance differentials can offset initial material premiums within several years.

A Developer’s Philosophy on Responsibility

Robert Balzebre’s approach emerged from experience across multiple hazard-prone markets: Miami, where hurricane preparedness shapes construction; New Orleans, where he experienced Hurricane Katrina firsthand.

“I do think it’s the responsibility for homeowners who live in this neighborhood when it comes to fire safety,” Balzebre told WUSA-TV in 2018. “We have to be mindful of it.”

His perspective contrasts with practices prioritizing minimum code compliance. Aris Papadopoulos, founder of the Resilience Action Fund, has criticized the industry: “In the name of efficiency, in the name of profit, and all these things, we’ve gone down this path of increasing risk and increasing vulnerability, and we’re paying the price now.”

With California estimating 700,000 to 1.3 million pre-code homes in high-risk areas, the gap between industry practice and fire-resilient construction remains substantial.

Implications for Future Development

Los Angeles fires in 2025 have intensified discussions about building standards in wildfire-prone regions. California continues expanding fire hazard severity zones, with new requirements in 2026 adding thousands of properties to mandatory compliance lists. Median home prices in Pacific Palisades exceeded $3.5 million before the fires; Altadena’s reached $1.3 million.

Robert Balzebre’s Hollywood Hills property demonstrates construction approaches that preceded regulatory expansions. His experience through multiple fire events shows both practical value and psychological benefit.

“Beyond property value, it’s peace of mind that is hard to put a price on,” Balzebre noted. “When you just feel safer, and you feel better insulated in your home as a safe space.”

Patterns from California’s wildfire history suggest construction methods exceeding current codes often become tomorrow’s requirements. Balzebre’s 2014 renovation anticipated standards California is only now mandating broadly, offering a model for developers and homeowners building in an era of intensifying fire risk.