This page is intended as general guidance and does not replace consultation with licensed fire protection professionals or legal counsel during real estate transactions.

Information for Real Estate Professionals, Homeowners, and Homebuyers

Beginning August 1, 2025, the Woodland Fire Department will no longer conduct residential resale inspections, including the inspection of fire sprinkler systems as part of a property transfer.

This change follows the adoption of an ordinance revision by the Woodland City Council. The first reading was held on June 17, 2025, and the second reading and adoption occurred on July 1, 2025. In accordance with the standard 30-day waiting period, the new ordinance takes effect on August 1.

Why the Change Was Made

While the program originally served a useful purpose, changes in industry practices and modern fire protection standards now place responsibility for residential fire sprinkler maintenance on the property owner. Routine inspections and maintenance by qualified contractors are the appropriate method for ensuring system reliability—not point-of-sale inspections.

This change aligns Woodland with common fire code practices statewide and nationally. It also reduces administrative demand on the Fire Department and eliminates potential liability from missed or incomplete resale inspections.

What This Means for Real Estate Agents, Sellers, and Buyers

Although the City will no longer conduct inspections during home sales, fire sprinkler systems remain subject to applicable maintenance and disclosure requirements. Buyers, sellers, and agents should be aware of their responsibilities and the legal framework governing residential fire sprinkler systems.

California Law

• California Residential Code (CRC), Chapter R313, requires that residential automatic fire sprinkler systems be installed in all newly constructed one- and two-family dwellings and townhouses.
• California Health and Safety Code Section 13110 requires fire alarm and detection systems to be operational in residential buildings.
• The California Building Standards Code incorporates NFPA 13D, the national standard for the installation of residential fire sprinkler systems.

Although California law does not require mandatory testing at the time of sale, the seller and real estate agent are required to disclose known material facts about the property, which may include the presence, age, or known deficiencies of a fire sprinkler system (see California Civil Code Sections 1102–1102.17).

National Standards

The National Fire Protection Association (NFPA) Standard 25, which governs inspection, testing, and maintenance of water-based fire protection systems, provides the following:

• Section 5.3.1.1.1.1 requires that all residential fire sprinkler heads that are 25 years old or older be either replaced or tested by a certified laboratory.
• Sprinkler systems must be inspected regularly to ensure they are free from corrosion, leaks, paint obstruction, and mechanical damage.
• System control valves must be accessible and operable.

While NFPA 25 is not a point-of-sale enforcement tool, it remains the industry standard for maintaining the reliability of fire sprinkler systems and is often referenced by insurance companies, inspectors, and contractors.

Recommended Practices for Real Estate Transactions

The following recommendations are intended to help real estate agents, sellers, and buyers navigate fire sprinkler concerns during a property sale.

For real estate agents:

• Include a question in your disclosure documents regarding the presence and age of the fire sprinkler system.
• Encourage sellers to have the system inspected by a licensed fire sprinkler contractor if it is 20 years or older.
• Inform buyers about NFPA 25 recommendations so they can make informed decisions during escrow.
• If known deficiencies exist, document them clearly in the Transfer Disclosure Statement (TDS).

For sellers:

• Have a contractor evaluate the system prior to listing the property, especially if the system is original to the home or more than 25 years old.
• Provide maintenance or inspection records to potential buyers, if available.

For buyers:

• Request information about the fire sprinkler system during due diligence.
• Consider asking for a sprinkler system evaluation as part of the home inspection process.
• If the home is older than 25 years and the sprinkler heads have not been tested or replaced, consider requesting this as part of escrow negotiations.

Checking for Recalled Fire Sprinkler Components

As part of due diligence during the sale or purchase of a home, property owners and real estate professionals should be aware of the potential presence of recalled residential fire sprinkler components. One important resource is the U.S. Consumer Product Safety Commission (CPSC), which maintains an up-to-date recall database at www.cpsc.gov/Recalls.

Omega Sprinkler Head Recall - Woodland

In Woodland, there are several homes—particularly those built prior to 1998—that were outfitted with Omega brand fire sprinkler heads, which have been recalled.

The CPSC has found that between 30% and 40% of Omega heads removed from buildings and tested nationwide failed to activate as intended during a fire. As a result, the CPSC has issued strong warnings to consumers that these sprinkler heads pose a risk of bodily injury or death and should be replaced immediately.

If you are selling or purchasing a home in Woodland, especially one constructed before 1998, it is strongly recommended to:

• Check the CPSC recall database for information on Omega and other recalled sprinkler components.
• Look for Omega brand markings on the sprinkler head escutcheons or components.
• Contact a licensed fire sprinkler contractor to inspect the system and determine whether recalled components are present.
• Document findings and address replacement in the disclosure or repair process.

Neighborhoods with Potentially Recalled Omega Sprinkler Heads

The following Woodland neighborhoods include homes with a higher likelihood of containing recalled Omega sprinkler heads. This list is based on construction trends during the relevant time period and is provided for awareness. It is not exhaustive, and verification by a licensed fire sprinkler contractor is recommended.

Identified Streets and Neighborhood Areas

Visual Reference and Mapping

Images and maps of these neighborhoods are provided below to help identify affected areas. If you live in or are considering purchasing a home in any of these areas, you are encouraged to:

• Inspect sprinkler heads for Omega brand markings
• Hire a licensed fire sprinkler contractor to evaluate the system
• Visit the CPSC recall website for detailed product recall information

Why This Matters

Recalled or defective fire sprinkler heads can result in a false sense of security and may fail during a critical emergency. Identifying and replacing them is essential for occupant safety and may also impact insurance, liability, and overall property value.

Both buyers and sellers should treat this as a serious safety concern and work together to resolve it proactively during escrow negotiations.

Contact Us

For questions regarding this ordinance change or to request further guidance on residential fire sprinkler system maintenance, contact the Community Risk Reduction Division at 530-661-5857 or Risk.Reduction@cityofwoodland.gov.