Non-renewed in California?

What your notice must tell you

For homeowners and other residential property policies, California Insurance Code section 678 says:

• The insurer must deliver the notice at least 75 days before the policy ends.
• The notice must give the specific reason or reasons for the non-renewal.
• It must tell you that you can ask the California Department of Insurance to review the decision, and give the insurer's phone number for questions.
• It must point you to the California FAIR Plan and the state's Home Insurance Finder.

If the notice was sent late, your current policy stays in force until 75 days after the notice was delivered or mailed. Check the date on the notice against the date your policy ends.

Your wildfire risk score

If your insurer uses a wildfire risk model, it must give you your property's wildfire risk score at least 75 days before a non-renewal. You can appeal the score with the insurer and then ask the Department of Insurance for help. Finishing mitigation work, such as an ember-resistant zone or new vents, can change the score; you can ask for an updated one afterward.

Wildfire moratoriums

For one year after the Governor declares a wildfire emergency, insurers can't cancel or non-renew residential policies in ZIP codes in or next to the fire perimeter just because of wildfire risk, whether or not you had a loss. Since 2026, some commercial policies used mainly for housing, such as homeowners associations and apartment complexes, can be covered too. Check the Department of Insurance website for ZIP codes under a moratorium.

What changes in 2028

SB 1301, by Senator Ben Allen, was signed into law in 2026. Starting January 1, 2028, insurers must give at least 90 days' notice, name the specific risk to the property, and give you a chance to keep your coverage by fixing that risk, with more time when you are making repairs. It also stops non-renewals based only on asking about a claim or on claims that were not paid. Until 2028, the 75-day rule above applies.

What to do next

1. Note the date your coverage ends. Plan around it so there is no gap.
2. Read the reason. If it names something you can fix, such as brush clearance or roof repairs, ask the insurer whether fixing it would change the decision. If the reason looks wrong, ask the insurer to correct it, and call the Department of Insurance consumer hotline at 800-927-4357.
3. Gather your property details. Year built, roof age and material, updates to wiring, plumbing and heating, wildfire work such as defensible space or ember-resistant vents, and your current declarations page.
4. Ask for a review before the end date. Comparing options takes time, so start early. You can also search the state's Home Insurance Finder.

The California FAIR Plan

If no other insurer will cover your home, the California FAIR Plan is the state's insurer of last resort. It covers fire and a few related perils, not theft, liability or most water damage, so many owners add a separate Difference in Conditions (DIC) policy that fills in that coverage. Compare the two premiums together, not the FAIR Plan premium alone. No broker fee may be charged for placing coverage solely with the FAIR Plan.