I got a non-renewal notice from my homeowner's insurer because of wildfire risk - what do I do first and how fast do I need to move?

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Accepted Answer

Move immediately. Treat the notice date as a countdown, not a warning. Securing a replacement homeowner policy in wildfire areas can take **over 60 days**, and if the policy lapses your mortgage lender may buy **force-placed insurance** and add it to your mortgage payment—usually at higher cost and often with worse protection.

## What to do first — today

1. **Find the exact end date**
   - Read the notice for the **effective non-renewal date**.
   - If it is a **cancellation**, coverage ends on the date listed in the cancellation notice—not necessarily the normal policy expiration date.

2. **Call your insurer and ask for the specific reason**
   Ask:
   - Is this purely wildfire-zone risk?
   - Is there a curable property issue—trees, brush, roof condition, debris, wood fencing, vegetation, etc.?
   - What mitigation would change the decision?
   - Can they provide your wildfire risk score or underwriting basis?
   - Is there an appeal or review option?

3. **Start shopping replacement coverage immediately**
   Do not wait until the policy is close to expiring. Contact:
   - Your current agent/broker
   - Independent brokers
   - Specialty carriers
   - Surplus-line brokers
   - Your state’s insurer-of-last-resort option, if private coverage is unavailable

4. **If you have a mortgage, call your lender**
   Confirm:
   - Minimum dwelling coverage required
   - Acceptable insurer types
   - Maximum deductible allowed
   - Whether a FAIR Plan plus companion policy will satisfy the loan

## How fast to move

Use this timeline:

| Timeframe | Action |
|---|---|
| **First 24–48 hours** | Read notice, record end date, call insurer, ask if issue is fixable, call lender, contact broker. |
| **Days 1–7** | Get quotes from standard carriers and start collecting mitigation documentation/photos. |
| **Days 7–30** | Expand to specialty and surplus-line carriers; ask about state FAIR Plan eligibility if private quotes fail. |
| **Days 30–60** | Decide and bind coverage. Do not keep “shopping” past this window unless you already have a viable backup. |
| **Before expiration** | Make sure the new policy starts the same day the old one ends. No gap. |

## If you are in California

California usually requires at least **75 days’ advance notice** for homeowner non-renewal. After you call the insurer to discuss the non-renewal, the notice should tell you whether you can request review by the **California Department of Insurance**.

Also check whether your ZIP code is covered by a wildfire emergency moratorium. California law can prohibit insurers from canceling or refusing to renew residential property insurance for **one year after a declared state of emergency** if the property is in a ZIP code within or adjacent to the fire perimeter and the action is based solely on wildfire location. If your property qualifies, request rescission and renewal/reinstatement through the insurer.

## If private coverage is unavailable

Use the state insurer of last resort. In California, that means the **California FAIR Plan**. But do not assume a standalone FAIR Plan policy will satisfy your mortgage. Most lenders need broader protection, so you may also need a **DIC / companion policy** for gaps such as liability, theft, water damage, and loss of use.

Before relying on FAIR Plan coverage, compare:
- Dwelling limit versus rebuild cost
- Deductible
- Whether your lender accepts it
- Whether you need a DIC policy
- Whether flood or earthquake coverage must be purchased separately

## Mitigation steps that can help immediately

Prioritize the items insurers care about most:

- Create a **0–5 foot noncombustible zone** around the home.
- Remove bark, mulch, wood piles, dry leaves, pine needles, and combustible items near the structure.
- Clear brush, dead vegetation, and debris in the **5–30 foot** and **30–100 foot** zones.
- Trim branches at least **10 feet away** from the roof.
- Clean roofs and gutters.
- Replace or modify combustible fencing attached to the home, especially within the first **5 feet**.
- Install or document ember-resistant vents, ideally with **1/8-inch or finer noncombustible mesh**.
- Document everything with dated photos, receipts, contractor notes, and inspection reports.

## Bottom line

Your first move is: **confirm the coverage end date, call the insurer for the exact reason, and start replacement quotes the same day.** Your deadline is not the expiration date—it is roughly **30–60 days before expiration**, because waiting longer can leave you with only expensive last-resort coverage or a lender-placed policy.

A Homebuyer's Guide to Wildfire, Flood, and Insurance Requirements

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2 key requirements for high-risk home buying

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Do this first — today

What to do first — today

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