Selling in Mount Hermon and worried a Public Safety Power Shutoff could derail your launch? You are not alone. PSPS events can affect power, internet, and key steps like showings, inspections, and appraisals. This guide shows you how PSPS season fits into listing timing in Mount Hermon, the local resources that matter, and practical steps to keep your sale on track. Let’s dive in.
PSPS basics for sellers
A Public Safety Power Shutoff is when a utility temporarily turns off power to reduce wildfire risk during extreme fire weather. In Mount Hermon, PG&E manages PSPS events based on wind, humidity, and field conditions. You can learn how PSPS works and sign up for alerts on PG&E’s Public Safety Power Shutoff page. PG&E’s PSPS overview explains the program and alert options.
Wildfire preparedness is no longer a short season. Utilities and agencies plan readiness throughout the year, especially during windy, dry periods. Treat any red flag warning or high wind forecast as a time to double check showings, vendor schedules, and contingency plans.
Mount Hermon risk and resources
Mount Hermon is served by PG&E. Fire risk designations vary by parcel, so use CAL FIRE’s maps to see your property’s current status. Check the Fire Hazard Severity Zone viewer for the exact parcel.
Water service also matters during outages. Many properties within the Mount Hermon grounds receive community water from the Mount Hermon Association, while others may rely on private wells with electric pumps. Review local water information from the Mount Hermon Association and confirm your property’s setup.
Choose your launch window
During periods with higher PSPS risk, avoid listing launches, open houses, or photo shoots when strong winds and low humidity are forecast. If you must go live, be transparent about the home’s backup power, water, and access details in your remarks when those features are documented and permitted.
Stay flexible. Confirm power status before open houses, keep vendors on standby, and prepare a backup showing plan. Sign up for PSPS alerts tied to your address so you can adjust quickly.
Pre-list checklist
Use this quick prep to reduce PSPS-related hiccups:
- Verify PG&E account status and sign up for address alerts. PG&E’s PSPS page outlines alerts and resources.
- Confirm water source. If you are on community water, note it. If you are on a private well, document pump type and any backup power. Mount Hermon Association water info is a helpful reference.
- Review hazard maps and disclosures. Check your parcel in CAL FIRE’s FHSZ viewer and assemble Natural Hazard Disclosure and AB 38 materials. Learn more about NHD requirements. Use CAL FIRE’s FHSZ resources for parcel checks.
- Schedule photography when PSPS risk is low. If unavoidable, arrange portable lighting and chargers for the shoot.
- Confirm lockbox readiness. Modern electronic lockboxes are battery powered, but verify battery level and keep a backup access plan. See Supra’s iBox documentation.
- Prepare a simple PSPS info sheet for buyers. Note any past outages, hazard map status, and backup systems like generators or batteries, based on available documentation.
Showings and marketing during outages
Plan for the basics. Keep battery lanterns or LED lights visible, communicate HVAC status, and time showings for cooler hours if needed. If in-person visits are limited, rely on high quality pre-recorded video tours and schedule live video tours when power is expected to be on.
Connectivity can be inconsistent during outages. Even if the home has a generator, local internet or TV nodes may lose power, and cell service can degrade. Comcast’s PSPS guidance explains how broadband can be affected during shutoffs.
Inspections, appraisals, and closings
If utilities are off, inspectors often limit their work to visual checks and may call for follow-up once power returns. Appraisers and lenders commonly require utilities to be operational or they may condition the appraisal for re-inspection, which can add time. Appraiser guidance notes utilities should be on and may trigger re-observation when they are not.
Insurance is part of the closing picture. In higher wildfire risk areas, buyers and lenders consider availability and cost of coverage. Research from the Federal Reserve Bank of San Francisco discusses how wildfire risk can affect real estate outcomes.
Disclosures, insurance, and maps
California requires Natural Hazard Disclosures that include wildfire designations and related information. AB 38 also adds home hardening and mitigation elements in certain cases. Use the CAL FIRE viewer for parcel checks and follow the latest NHD form language. Review NHD basics. Access CAL FIRE’s FHSZ resources.
For a look at historical PSPS activity and utility filings, the CPUC publishes public reports and dashboards. See PSPS reports and dashboards from the CPUC.
Coordinate your plan
During PSPS-prone periods, coordinate with your buyer, lender, appraiser, and inspector early. Build in flexible windows for re-inspections, set clear timelines for photography and showings, and keep your communication lines open. Simple planning reduces surprises and helps protect your launch momentum.
Ready to talk through timing for your Mount Hermon sale and create a power-aware plan that fits your goals? Connect with Genie Lawless for local guidance and a clear path to market.
FAQs
What is a PSPS and how might it affect a Mount Hermon listing?
- A PSPS is a planned power shutoff by PG&E during extreme fire weather to reduce ignition risk, which can affect showings, photography, inspections, and appraisals. Learn how PSPS works and set alerts.
When do PSPS events usually happen in Santa Cruz County?
- Activity often increases during windy, dry periods, and readiness is now treated as year-round; watch forecasts and alerts to adjust listing timing and vendor schedules in real time.
Will a PSPS delay my appraisal or loan closing?
- It can, since appraisers and lenders often require operational utilities; if power is off, reports may be conditioned for re-inspection, which can shift closing timelines. See common appraiser guidance.
How do I check my Mount Hermon property’s wildfire designation?
- Use CAL FIRE’s Fire Hazard Severity Zone viewer to see your parcel’s current designation, which informs disclosures and mitigation expectations. Access CAL FIRE’s FHSZ resources.
Will backup power help my sale during PSPS season?
- Backup systems can support showings and inspections and may appeal to buyers, but documentation and proper permitting are important, and buyers still consider overall wildfire and insurance factors.
Will my internet work if the house has generator power?
- Not always; local broadband and cellular infrastructure can be affected by outages even if the home’s power is on. See ISP guidance on PSPS impacts.
