Your Landscaping Could Be a Fire Risk as NJ’s Dry Seasons Intensify
Fires do not always start from faulty wiring or circuit overload. Sometimes, they spark from something as unassuming as a garden bed. Heat from the sun, a discarded cigarette, or even spontaneous combustion in tightly packed mulch piles can trigger a fire. Dry mulch, packed too close to a building, can smolder unnoticed and ignite nearby flammable structures within minutes.
With dry seasons becoming more severe in New Jersey, fire incidents have increased, and the risk is only growing. Recognizing this, New Jersey introduced new fire safety rules that directly impact how properties manage their landscaping. Property owners, homeowners’ associations (HOAs), and building managers now need to assess their landscaping materials to reduce the risk of fires spreading to their buildings.
New Jersey’s Updated Fire Code
In April 2024, New Jersey amended the 2018 International Fire Code, New Jersey Edition to address fire hazards from combustible landscaping materials. Linked to multiple structure fires, materials like mulch pose a serious risk, especially in dry conditions. The update, effective April 15, 2025, aims to prevent these fires by enforcing stricter safety measures. The New Jersey Department of Community Affairs (DCA) is responsible for the enforcement of the Fire Code and provided clarification of the requirements and exemptions which can be found at https://www.nj.gov/dca/news/news/2024/20241118.shtml
Key Provisions of the Update:
- Combustible Landscape Materials
The code now prohibits the use of combustible landscape materials:
✔ Within 18 inches of any combustible building exterior
✔ Within 18 inches of decks, porches, balconies, overhangs, soffits, or eaves made of combustible materials
✔ Within 18 inches of designated smoking areas
By restricting where these materials can be placed, the updated fire code helps prevent small, smoldering fires from reaching buildings and causing serious damage.
Flammable landscape materials that fall under these restrictions may include commonly used options such as:
- Mulch (e.g., wood chips, bark, pine straw)
- Dried ornamental grasses and shrubs
- Wooden landscape edging and timber borders
These materials can ignite easily, especially in dry conditions or when exposed to discarded cigarettes, open flames, or sparks. When these flammable materials are placed too close to buildings, they can create a direct path for fire to spread. The risk is even greater when structures have combustible exteriors.
Under the code, combustible building exteriors refer to any external wall, facade, or structural component made of flammable materials. This may encompass:
- Wood and vinyl sidings
- Wood-framed staircases and railings
- Wooden porches, balconies, and decks
- Overhangs, soffits, and eaves made of combustible materials
Moreover, the code also provides exemptions.
- Live Plants Near Buildings:If a property has shrubs or small trees planted close to a structure, they are exempt from the regulation as long as they are not positioned under a combustible overhang with less than 6 feet of vertical clearance.
- Buildings with Non-Combustible Exteriors:The mulch clearance requirement is exempt if a commercial building has brick, concrete, or other non-combustible exterior walls, such as warehouses.
- Fire-resistant mulch: Mulch alternatives such as gravel, stone, and sand are less likely to ignite and spread fire. These materials can be used in landscaped areas to reduce fire hazards while still providing ground cover and erosion control.
- Certain Residential Buildings: Buildingsthat are owner-occupied one and two-family or attached single-family structures used exclusively for dwelling purposes. Most townhomes that are classified as R3, R4, and R5.
- Ignition Sources in Landscaped Areas
Open flames, as well as any devices that produce sparks, heat, or flames, are not allowed within five feet of combustible landscaping materials. Designated smoking areas must also be at least five feet away and include proper receptacles for disposing of smoking materials safely.
The Growing Risk of Landscape Fires
New Jersey’s amendment to the 2018 International Fire Code was driven by the increasing number of fires caused by combustible landscaping materials. Mulch fires are not a new hazard, but they have become more frequent due to extended dry spells and careless disposal of smoking materials.
When mulch dries out, it becomes highly flammable, and if cigarette butts or other ignition sources land in a mulch bed, a fire can smolder undetected until it spreads to nearby structures. In some cases, large piles of mulch can generate enough internal heat to ignite on their own, creating a serious fire hazard.
New Jersey’s shifting climate has only increased these risks. The state has experienced longer periods of dry weather, particularly in the summer and fall. September and October of 2024 were the driest on record for parts of the Northeast, with some areas receiving significantly below-average rainfall.
These conditions make mulch and other organic landscaping materials more prone to catching fire and spreading quickly. Rising temperatures and fluctuating precipitation patterns have led to drought-like conditions that amplify fire hazards.
With the updated fire code, compliance is now a priority for commercial buildings and multi-unit residential properties. Property managers and HOAs must take proactive steps so that their landscaping choices do not create fire hazards.
Balancing Fire Safety and Functional Landscaping
New provisions regulating the use of combustible landscaping materials apply to a range of properties, with exceptions for owner-occupied one- and two-family homes or single-family dwellings used exclusively for residential purposes. Certain condominiums and apartment buildings are not exempt. To address this new amendment, property owners and managers should consider professional consultations or inspections to achieve compliance.
Simply removing mulch may not be a straightforward solution, as it serves important functions such as moisture retention, soil stabilization, and weed control. Without it, exposed soil can dry out, leading to erosion and potential structural issues.
Replacing mulch with non-combustible alternatives like gravel or stone also requires consideration of drainage and potential heat retention. These materials can increase surface temperatures near buildings, potentially affecting plant health.
On the other hand, relocating mulch to meet the 18-inch clearance may seem like an easy fix, but it can create unintended issues. Moving mulch away from a building may expose soil to erosion, especially on sloped properties. Doing this might also conflict with municipal stormwater management rules or zoning restrictions.
Finding a balance between fire safety and landscape functionality is essential. To navigate these new requirements, property owners and managers should consider professional inspections and consultations.
Professional engineers in New Jersey can assist in adapting to the fire code amendments through detailed site evaluations and risk assessments. They can analyze how combustible landscaping materials interact with building exteriors and identify potential hazards.
A structural engineer NJ can also recommend alternative materials that comply with fire safety standards without compromising drainage, soil stability, or structural integrity. For properties with complex layouts, they can evaluate how clearance requirements impact accessibility, foundation conditions, and stormwater management. Their expertise helps balance compliance with overall site functionality.
Protect Your Property with Expert Guidance
Compliance with New Jersey’s updated fire safety regulations requires more than just removing mulch or adjusting landscaping. Property owners, HOAs, and building managers need to evaluate how these changes impact site safety, structural integrity, and long-term maintenance.
Lockatong Engineering provides expert consultation and inspection services to help NJ properties meet regulatory requirements. Our team specializes in site evaluations and code compliance assessments tailored to each property’s needs.
Contact us today to schedule a consultation.
