Bonsall is a newer community by regional standards. Its median home was built in 1989 and only 22.6% of its 1,772 homes pre-date 1980. The median value is $958,700. Fire mapping is heavy: 66.5% of the area is in a very high zone and 99.9% in some zone.
Key figures
| Measure | Bonsall |
|---|---|
| Housing stock | 1,772 |
| Year built, median | 1989 |
| Old stock before 1960 | 1.9% |
| Stock before 1980 | 22.6% |
| Owned homes | 68.8% |
| Median valuation | $958,700 |
| Very high class | 66.5% |
| Any class | 99.9% |
| Energy zone | 10 |
| Annual precipitation | 13.39 inches |
Sources: U.S. Census Bureau, ACS 2020-2024 5-year; CAL FIRE Fire Hazard Severity Zones (estimate by overlay of the place area); NOAA 1991-2020 normals (VISTA, 5.8 km away).
Housing and roofs
68.8% of homes are owner occupied. That leaves a larger share of rentals, where roof decisions belong to landlords. For owners, a 1989 roof may be at the point where tile is fine and underlayment is not. Only 1.9% of homes were built before 1960, so very old framing is rare.
Newer homes may have concrete tile, which is the lower priced option per Fixr ($3 to $20 per square foot, clay $9 to $20). Concrete absorbs about 13% water by weight against about 6% for clay (RoofingCalc, Oct 10, 2024).
Fire exposure
Nearly the whole community is mapped. 66.5% sits in the very high class. The map is a planning tool. It informs the assembly and vent rules in the county's WUI code. Ask each bidder to name the assembly and to show a product listing.
Climate zone 10 and the cool roof rule
The California Energy Commission's 2022 cool roof sheet says requirements for alterations, which include re-roofs, apply in additional climate zones beyond those listed for new homes. Ask the building department which cool roof values apply to your re-roof.
Annual rain is 13.39 inches at the nearest NOAA station. Sun and heat are the larger stress on underlayment here than water.
Scale of the older stock
Using the shares above on 1,772 units: about 1,220 owned homes and about 400 built before 1980. Rounded and derived, not counted. If any share of those roofs is tile, the age of the underlayment is the question to settle first.
Price ranges
Per square foot, Fixr (Jan 31, 2025) lists concrete tile at $3 to $20 and clay at $9 to $20; its labor basis is unclear. Underlayment adds $0.50 to $2, and tear-off $0.50 to $1.50. For a whole 2,000 square foot roof, RoofingCalc (Oct 10, 2024) cites $29,000 to $51,000. Use these as a rough frame only. The cost guide explains more.
Permits
Bonsall is unincorporated, so permits go through the county's Building Division. That page lists:
- Building Services issues permits for homes and commercial buildings in unincorporated areas.
- Plans are checked against California Building Standards, county amendments, the Consolidated Fire Code and the Consolidated WUI Code.
- The Permit Center is in Kearny Mesa for questions before and during review.
- Accela Citizen Access handles simple permit applications, status checks, inspection booking and fee payment online.
- Certain structures may be exempt, and the page links a Building Permit Requirements handout.
Nothing on the page spells out re-roof rules, and no fee is shown. Many cities require a permit for a re-roof, so ask the county about your address.
Checklist
- Ask the county what applies to your lot.
- Ask bidders for CRRC and fire listings.
- Compare three bids on equal scope.
- Check licenses at cslb.ca.gov.
- Keep the final inspection record.
Figures cover the whole area. Individual parcels vary.
Sources
- U.S. Census Bureau, ACS 2020-2024 5-year, place table
- NOAA 1991-2020 climate normals, VISTA station
- CAL FIRE Fire Hazard Severity Zones, share of place area (grid overlay estimate)
- San Diego County Planning & Development Services, Building Division
- California Energy Commission, 2022 single-family cool roof sheet
- Fixr, Cost to install a tile roof (Jan 31, 2025)