As California continues to grapple with the growing impact of wildfires, homeowners are facing mounting challenges when it comes to securing and maintaining affordable home insurance.
In 2025, the cost of insuring homes in Very High Fire Hazard Severity Zones (VHFHSZs) has skyrocketed, and many insurance companies have stopped issuing new policies altogether.
So what can you do as a smart, proactive homebuyer or seller in today’s market? Read on for insights, real examples, and actionable tips.
Real Stories from the Frontlines
- We sold a home in a Very High Fire Severity Zone in early 2025 and the property insurance premium was over $8,000 per year. The insurance company also required a whole-house automatic water shutoff valve (an added $1,200 expense).
- A similar home in the same neighborhood but located outside the hazard zone that we sold in December 2024 had an annual insurance premium under $2,000.
🔍 TIP: Before falling in love with a home, check if it’s in a fire hazard zone using the California Fire Hazard Severity Zone Map.
🔍 The Home Insurance Crisis in California: What’s Going On?
After years of devastating wildfires, many insurers have:
- Stopped issuing new policies in wildfire-prone areas
- Increased premiums significantly (sometimes by 200-300%)
- Required home hardening upgrades
- Issued non-renewal notices
1. Check for Admitted Carriers
Start by looking for insurers backed by the California Insurance Guarantee Association (CIGA). They offer consumer protections if a company fails.
California DOI’s Residential Insurance Contact List
2. Ask About Fire-Hardening Options
Many insurers may cover homes if you implement fire-hardened upgrades:
- Class A fire-rated roof (composition, steel, tile)
- 1/8-inch metal mesh over vents and chimneys
- Fire-resistant siding (stucco or fiber cement)
- Defensible space (no plants within 5 feet of home)
- Tempered multi-pane windows
3. Don’t Underinsure Your Home
Ensure your policy includes:
- Replacement cost coverage
- Debris removal & temporary housing
- Rebuilding to current codes
4. Work With a Local Insurance Broker
Local brokers have access to admitted and non-admitted insurers. They’ll help navigate the best options and required improvements.
5. Know the California FAIR Plan
If no private insurer will write a policy, apply to the California FAIR Plan for fire coverage. You’ll also need a DIC (Difference in Conditions) policy for theft, water, and liability.
📞 Call 1-800-339-4099 | Visit California FAIR Plan
Top 10 Tips for Finding Residential Insurance from California Department of Insurance
How to Fire-Harden Your Home Today
Even if you’re not currently in a hazard zone, preparation is key. Follow this checklist:
| Task | Description |
|---|---|
| Re-roof with Class A materials | Replace wood shingles with composition, steel, or tile |
| Seal vents | Use 1/8” mesh to block embers |
| Fireproof siding | Use stucco or fiber cement siding |
| Gutter guards | Prevent debris buildup |
| Create defensible space | Remove all vegetation within 5 feet of the home |
| Fire-resistant windows | Install multi-pane tempered glass |
| Visible address signage | Ensure emergency responders can locate your home |
| Maintain vegetation | Clear dry brush, dead plants, and leaves regularly |
Final Thoughts: Be Insurance-Smart Before You Make an Offer to Buy a Home
Whether you’re a buyer looking for peace of mind in your next home—or a seller preparing your property—understanding California’s home insurance challenges is critical.
📞 Contact us today to learn how we can help you buy or sell with confidence.
Ready to Find Your Forever Home in San Diego?
Contact Jean and Ken Tritle, the husband-and-wife real estate team behind DreamWell Homes Realty— your trusted guide to traditional construction (stick-built) premier San Diego 55+ communities real estate.
Whether you’re downsizing, relocating, or searching for the perfect active adult community, we’re here to guide you every step of the way.
Call or Text: 760-798-9024
Email: jeanken@dreamwellhomes.com
Visit DreamWellHomes.com
Sign up to our 55+ Email Newsletter Guide to Relocating and Retiring to San Diego
Be sure to subscribe to our YouTube channel for community tours and market updates.
🔔 Subscribe to our YouTube Channel
👉 Follow Us on Facebook
