Los Angeles may be known for its sun-soaked beaches and star-studded streets but the city’s battle with wildfires has reshaped both its landscape and its real estate market.
Just 50 days ago devastating fires swept through high-risk areas like Malibu, Topanga Canyon and Calabasas – leaving not only physical destruction in their wake but also a deep emotional scar on the communities affected.
For realtors like Johny Pach, these disasters have turned the job into something far more personal. It’s no longer just about matching clients with dream homes – it’s about guiding them through loss, helping them rebuild and offering support as they navigate insurance struggles, loan barriers and the daunting prospect of starting over.
In part three of our exclusive interview, Johny reflects on the evolving role of real estate professionals in wildfire-prone areas, the shifting buyer mindset and how communities are finding strength in the face of disaster.
Did specific neighborhoods and communities become disproportionately affected?
Yes, certain neighborhoods in LA have definitely been hit harder than others, particularly those in or near high-risk fire zones. Areas like Topanga Canyon, Malibu and Calabasas have seen significant destruction in recent years. These communities are in areas with dense vegetation, which makes them more vulnerable to wildfires.
Properties in these areas tend to be surrounded by forests or hills, which can act as fuel for the fires, leading to rapid spread.
Another area that’s been severely affected is Beverly Hills. While it’s a more urban environment, some parts of Beverly Hills are near canyons and mountains, making them more susceptible to fire danger.
And with a lot of high-end properties, many of the residents have had to deal with both the physical and emotional toll of evacuations and the aftermath.
The San Fernando Valley also faces risks, particularly neighborhoods near the mountains like La Crescenta-Montrose, Tujunga and Sylmar.
These areas have been impacted multiple times by fires in recent years. And even though some areas have rebuilt, the ongoing threat looms over homeowners.
In addition to these high-risk zones, the western part of LA, including neighborhoods like Brentwood and Pacific Palisades has also faced significant damage.
While these areas are generally more suburban, the close proximity to the Santa Monica Mountains puts them at risk. The winds, particularly during fire season, can move flames quickly, which makes evacuations difficult and puts many homes in danger.
“What we’ve seen is a shift in buyer behaviour.”
What we’ve seen is a shift in buyer behaviour, too. People are becoming more hesitant to purchase in these fire-prone areas and the market is slower in certain parts of the city where fires have repeatedly threatened properties. On the flip side, areas farther from these fire zones – like parts of Santa Monica, Venice, and Westwood – have seen more interest because buyers are looking for places they feel are safer from wildfire risk.
While these neighborhoods have borne the brunt of the fires, it’s important to note that the fires affect more than just the immediate areas.
The smoke and air quality issues have had a far-reaching impact, even on neighborhoods further away from the fire lines. It’s a reminder that wildfires in California don’t just damage properties – they disrupt entire communities.
At the same time, we’re seeing communities come together in the wake of the fires, and it’s been inspiring to see how neighbors, businesses and organisations work to rebuild and recover together.
How are you helping clients who have lost their homes or properties in the fires?
It’s incredibly tough to see clients go through something as devastating as losing their homes in a fire but during these times my focus has been on offering as much support and guidance as possible, both emotionally and practically.
First and foremost, empathy is key. I make sure to listen to my clients, acknowledge their loss and be there for them beyond just real estate advice.
The emotional toll of such a disaster can be overwhelming and often the first step is just providing a safe space for them to talk about their feelings, their fears and their next steps.
When it comes to practical support, I’ve been helping them navigate the process of insurance claims and understanding what’s covered, what’s not and how to move forward with rebuilding or replacement.
Many clients don’t realise how complex insurance can be after a disaster, so I connect them with trusted professionals, like insurance agents and contractors, who specialize in fire-related claims.
For those who are temporarily displaced or have lost everything, I assist them in finding short-term rentals.
I know it can be a stressful and urgent situation, so I make sure to prioritise their needs and find suitable places quickly, whether that’s a rental home, an apartment, or even a vacation rental – depending on availability.
On the longer-term front, many of my clients are considering rebuilding or purchasing a new home and I help them explore those options, too.
Whether they want to rebuild in the same area or relocate, I guide them through the process, explaining how to handle construction delays, permits and the various local regulations regarding fire-resistant building codes.
For those thinking about buying again, I help them explore neighborhoods with lower fire risks or homes that have been renovated with fire safety features.
“I’ve also made sure to stay connected with my clients and check in on them regularly – not just about their real estate needs, but also to see how they’re doing emotionally.”
I’ve also made sure to stay connected with my clients and check in on them regularly – not just about their real estate needs, but also to see how they’re doing emotionally.
Sometimes, it’s just about offering a listening ear or pointing them to community resources for support.
Finally, in some cases, I’ve helped clients get involved in local relief efforts – whether that’s donating items, volunteering, or finding ways to get involved in rebuilding their communities. It’s a way to give back but also to help them feel empowered during such a challenging time.
At the end of the day, it’s about being there for my clients through every step of the process, ensuring they have the resources they need, and offering them as much stability and support as possible as they navigate the aftermath of such a difficult experience.
What role do you think realtors can play in the recovery and rebuilding process?
Realtors have a unique and important role to play in the recovery and rebuilding process, especially in a city like LA where wildfires are a real and frequent concern.
As real estate professionals, we’re not just involved in transactions; we’re also deeply connected to the communities we serve. That means we can offer much-needed support beyond simply buying or selling homes.
First, I think one of the most crucial roles we play is as resources and guides. After a disaster like the fires, people often feel overwhelmed and unsure about the next steps.
Realtors can help clients navigate everything from insurance claims to finding temporary housing or even understanding local rebuilding codes and regulations. We can also connect them with trusted professionals – contractors, fire safety experts, and other service providers – who specialise in fire-related damage and rebuilding.
Another way we contribute is by helping clients find homes that are built to be more resilient. Many buyers are now looking for properties that have been designed or renovated with fire-resistant materials or that are in neighborhoods with better emergency infrastructure.
Realtors can be proactive in educating buyers about what to look for in fire-safe homes and advising them on how to make their homes safer, which is increasingly becoming a top priority for many buyers in fire-prone areas.
In addition to that, I believe realtors can play a part in rebuilding community resilience. We’re in a unique position to foster connections between neighbors, businesses and local governments. By staying involved in community recovery efforts – whether that’s organising fundraisers, volunteering, or supporting local rebuilding initiatives – real estate professionals can help create a sense of solidarity and recovery in areas that have been hit hardest.
“Realtors have the ability to influence the market by helping to drive investment into rebuilding efforts.”
Lastly, realtors have the ability to influence the market by helping to drive investment into rebuilding efforts and supporting the revitalization of areas affected by the fires.
We can work with both individual buyers and developers who want to invest in fire-resistant construction and more sustainable building practices, ensuring that future developments are better prepared for the challenges of climate change and wildfires.
Ultimately, I believe that as real estate agents, we can help our clients recover, rebuild and feel safe again. We’re not just facilitating transactions; we’re supporting our communities and contributing to the long-term health and safety of the areas we serve.
It’s about being there for our clients in their toughest moments and helping them find solutions that give them peace of mind, whether that’s a new home or a sense of connection in the recovery process.
Have insurance companies or lenders changed their policies or practices in response to the fires?
Yes, absolutely. Both insurance companies and lenders have adjusted their policies and practices in response to the ongoing risks posed by wildfires and it’s something that’s been impacting both buyers and sellers in the LA market.
For insurance companies, there’s been a significant shift, particularly in high-risk areas. Many insurance providers are now more selective about the properties they cover, especially those located in fire-prone zones like Malibu, Topanga Canyon,and parts of the San Fernando Valley.
We’ve seen premium rates increase, sometimes dramatically, and in some cases, homeowners in areas that have been repeatedly affected by fires may find it harder to secure coverage altogether. This is particularly true for homes that have suffered fire damage in the past or are located near recently burned areas.
In response, some insurance companies are offering fire mitigation programs or discounts for homes that have implemented certain safety measures, such as fire-resistant materials, defensible space or sprinkler systems.
For buyers, this has meant that they’re paying closer attention to these aspects when choosing a home.
“As a realtor, I’m often advising clients on the importance of having a comprehensive insurance policy and ensuring they understand the fire risk in their chosen neighborhood.”
As a realtor, I’m often advising clients on the importance of having a comprehensive insurance policy and ensuring they understand the fire risk in their chosen neighborhood.
Lenders have also adjusted their practices, though in a slightly different way.
Many lenders are now requiring fire risk assessments as part of the approval process, especially for properties located in higher-risk areas.
This means that even if a buyer is financially qualified, a home’s location or proximity to recent fire damage could impact their ability to get approved for a loan. In some extreme cases, lenders may even decline to approve loans in areas that are considered too risky, even if the buyer has the necessary funds.
Another change has been in the realm of refinancing. Some homeowners who previously had good rates or low-interest loans may find that refinancing isn’t as straightforward as it once was, especially if their home is in an area with higher wildfire risk.
Lenders are becoming more cautious in approving refinances in these neighborhoods, and homeowners are having to weigh the potential risks of being unable to access better loan terms in the future.
“These shifts mean that as a real estate agent, I need to be more proactive than ever in helping clients navigate these challenges.”
Ultimately, these shifts mean that as a real estate agent, I need to be more proactive than ever in helping clients navigate these challenges.
I’m always advising buyers to factor in insurance costs when budgeting for a new home and to ask tough questions about fire preparedness and the availability of coverage in certain neighborhoods.
Likewise, I work closely with lenders to ensure that we’re choosing properties that will qualify for financing and help my clients understand any potential barriers they may face.
It’s also about transparency. I believe part of our role as agents is to make sure buyers and sellers understand the long-term implications of living in fire-prone areas – not just from a safety perspective but from a financial one as well.
With the growing focus on fire risks, it’s more important than ever to be well-informed about these changes and to help clients make decisions that align with their goals and safety needs.
How are you managing the emotional toll of working in a disaster-affected area?
That’s a great question. The emotional toll of working in a disaster-affected area can be overwhelming at times, especially when you’re seeing firsthand how much people have lost. In the wake of something like the LA fires, my role as a real estate agent isn’t just about transactions – it’s about supporting people who are going through one of the most difficult experiences of their lives.
“One of the first things I try to do is practice empathy.”
One of the first things I try to do is practice empathy. Clients are often feeling a range of emotions – fear, grief, frustration – so I make sure to take the time to truly listen and understand where they’re coming from.
It’s not just about getting the sale or closing the deal; it’s about being a compassionate partner in their journey to rebuild or find a new place to call home. Sometimes, that means just offering a safe space for them to talk and letting them know that I’m there for them, no matter how long it takes.
Another way I manage the emotional toll is by setting boundaries. This is important for me as much as it is for my clients. I’m deeply invested in my work, but I also have to make sure I’m taking care of myself. I’ve learned that it’s okay to step back when I need to recharge – whether it’s taking a walk, spending time with family or practicing mindfulness. I can’t be there for my clients if I’m running on empty, so making time for self-care has become crucial.
Staying connected with my colleagues and peers has also been really helpful.
We’re all facing similar challenges, and having conversations with other agents who are in the same situation helps me process my own feelings and share strategies for supporting clients. It’s a way to remind myself that we’re all in this together, and together we can offer more than we could alone.
“There’s a lot of pain and devastation but there’s also a lot of resilience and hope.”
Another thing that helps me manage the emotional toll is staying engaged with the recovery process. There’s a lot of pain and devastation but there’s also a lot of resilience and hope. I find it uplifting to see how communities come together to support one another.
Whether it’s helping clients find temporary housing, volunteering for local relief efforts or simply checking in on neighbors, these acts of kindness help me feel like I’m making a positive impact – even when things seem bleak.
Lastly, I remind myself that while the fires have created destruction, they’ve also created an opportunity for rebuilding – both physically and emotionally.
Being part of that rebuilding process, whether it’s helping clients find new homes or encouraging them to take the next step, gives me a sense of purpose and motivation to keep going.
It’s not easy, but it’s part of the responsibility we take on as real estate professionals in areas like LA.
We’re not just here to sell homes – we’re here to help people through the most challenging moments of their lives. And that requires emotional strength, empathy and a lot of support from our networks.
Johny Pach is a luxury realtor with Compass in Beverly Hills
