HB 48 & WUI in the Wasatch Back: How Utah’s New Wildfire Law Impacts Park City Real Estate
In short: Beginning January 1, 2026, Utah’s HB 48 (Wildland-Urban Interface Code) will introduce new wildfire-risk rules, mapping, and building standards that directly affect homeowners, buyers, and builders in Park City and the Wasatch Back.
🔥 Why HB 48 Matters for Park City & Wasatch Back Real Estate
Utah’s HB 48 is designed to reduce wildfire danger as growth continues into forested foothills and mountain valleys. In areas like Park City, Snyderville Basin, and Heber Valley, development now sits squarely within the Wildland-Urban Interface (WUI) — where homes meet wildland vegetation.
The result: HB 48 will bring new requirements, fees, and transparency for wildfire risk and insurance. Many homes in Summit and Wasatch Counties are likely to fall under the new law starting in 2026.
📘 Key Provisions of HB 48
|
Provision |
Impact on Homeowners / Real Estate |
|
Defines WUI and “High-Risk WUI” Zones |
Utah will map wildfire-prone areas where homes meet wildland fuels. |
|
Requires Cities & Counties to Adopt WUI Code by Jan 1, 2026 |
Park City, Summit County, and Wasatch County must each pass local ordinances. |
|
Flat WUI Fee (2026–2027) |
Estimated $20–$100 per structure, depending on size. |
|
Lot-Level Risk Assessments (2028+) |
Homes will receive risk ratings; mitigation lowers future fees. |
|
Insurance Transparency |
Insurers must justify any major rate hikes or policy drops due to wildfire risk. |
|
Building & Remodel Standards |
Fire-resistant materials, defensible space, and emergency access are required for new builds/remodels. |
Source: Utah Legislature – HB 48 Enrolled Bill (2025)
📍 Where HB 48 and WUI Will Have the Biggest Impact
Because the official high-risk WUI boundary maps are still being finalized (expected in late 2025), we don’t yet know every parcel affected.
But existing wildfire-risk maps from the Utah Wildfire Risk Assessment Portal (UWRAP) and Park City’s Community Wildfire Risk Assessment show which areas are most exposed today.
|
Area / Community |
Why It’s at Risk / Notes |
|
Snyderville Basin |
At the interface of development and forested hillsides; frequent wildland proximity. (Wikipedia) |
|
Summit Park |
Densely forested, steep terrain — among Summit County’s highest wildfire-risk zones. (Wikipedia) |
|
Park City Limits (Thaynes Canyon, Prospector, Deer Valley periphery) |
Dozens of homes within “moderate-to-high” 30-year wildfire-risk bands. (FirstStreet.org) |
|
Wasatch County Foothills & Jordanelle Developments |
Rapidly expanding communities near wildland slopes; state maps rank Wasatch County “very high risk.” (WildfireRisk.org) |
|
Resort-Adjacent Subdivisions Near Forest Boundary |
According to the U.S. Forest Service, the Wasatch Back is part of a “Wildfire Crisis Landscape.” (USFS.gov) |
📊 Note: The official WUI boundaries will likely expand or contract slightly when finalized, but these neighborhoods give a strong preview of where HB 48 will hit hardest.
🌐 How to Check If Your Home or Listing Is in a WUI Zone
1. Use the Utah Wildfire Risk Assessment Portal (UWRAP):
Enter any address to view risk level and WUI overlap.
👉 Visit wildfirerisk.utah.gov »
2. Review Park City’s Community Wildfire Risk Map:
Check which Park City neighborhoods show elevated hazard levels.
👉 View local wildfire-risk assessment »
3. Watch for the 2026 release of official HB 48 WUI maps:
Once adopted, these maps will determine who pays WUI fees and which codes apply.
🏡 What HB 48 Means for Homeowners, Buyers & Builders
For Homeowners
- Expect a flat WUI fee on property tax bills by 2026–2027.
- After 2028, lot-specific risk ratings will determine ongoing fees.
- Mitigation (defensible space, ember-resistant vents, Class A roofing) can reduce long-term costs and protect insurance eligibility.
For Buyers
- WUI location will soon become a due-diligence item — similar to flood zones.
- Ask sellers for mitigation records or WUI assessments.
- Homes already “hardened” against wildfire may hold a resale advantage.
For Builders / Developers
- New projects in mapped WUI areas must meet fire-resistant construction and landscaping standards.
- Site design will increasingly require accessibility for firefighting and setback compliance.
📉 Market Implications for Park City & the Wasatch Back
- Pricing Divergence: Expect a value gap between fire-ready and unmitigated properties.
- Insurance Sensitivity: Premiums may increase for high-risk parcels; stable rates may favor mitigated ones.
- Investor Strategy: “Fire-ready” communities could command premium resale or rental pricing.
- Construction Costs: WUI-compliant materials and site work could add 5–15% to build budgets.
Overall, HB 48 is not a market drag, but it will change buyer calculus — emphasizing safety, resilience, and insurance transparency.
🔎 Unresolved Issues to Watch
- Final WUI Map Boundaries (2026) for Summit and Wasatch Counties
- Fee Structure (2028+) based on lot-level risk assessments
- Retroactive Rules for remodels vs. existing homes
- Insurance market adjustments as wildfire risk ratings become standardized
✅ What You Can Do Right Now
- Use UWRAP to see if your property lies within a WUI or high-risk boundary.
- If buying or selling, disclose and discuss WUI risk and mitigation early in the transaction.
- Begin or document defensible-space work and home-hardening (roofing, vents, landscaping).
- Stay informed via Summit County’s WUI Updates.
🧭 Market Outlook: 2026 and Beyond
- 2026: WUI maps released; initial fees applied.
- 2027: Builders adapt to WUI Code; new listings start advertising “fire-ready” status.
- 2028: Lot-specific assessments begin; property differentiation based on mitigation.
- Long-Term: Fire resilience becomes a premium market feature — not a burden.
🧠 FAQ
Q: Will older homes be required to retrofit immediately?
Not initially. Retrofits typically trigger only during permitted remodels or additions — but local ordinances may vary.
Q: Can mitigation work lower my WUI fee?
Yes. Once lot assessments begin (2028+), documented mitigation can reduce annual risk-based fees.
Q: How will HB 48 affect insurance?
Insurers must now disclose wildfire-risk factors and justify rate increases — improving transparency and potentially stabilizing coverage options.
📣 Bottom Line
The Wasatch Back’s real estate future will be defined by resilience and risk readiness.
As HB 48 reshapes how wildfire risk is measured and managed, proactive homeowners and agents will have the advantage — protecting property values, safety, and insurability.
Written by: Wayne Levinson
For local updates, see SummitCountyUtah.gov, EngageParkCity.org, and WildfireRisk.Utah.gov.
