Home Insurance Nonrenewal: What to Do
Read the notice, preserve coverage, and compare the available paths.
A California residential insurer generally must send written notice at least 75 days before a nonrenewal takes effect. Read the stated reason and expiration date, keep the notice and current declarations, and start comparing options before coverage ends. If the timing or reason seems wrong, contact the insurer and the California Department of Insurance (CDI). See CDI's current residential insurance guide.
Step 1 — Compare admitted-market options
Ask a licensed agent or broker to compare available admitted policies using the same dwelling limit, property limit, liability limit, deductible, endorsements, and effective date. Eligibility varies by insurer and property, so one declination does not establish that every admitted insurer will decline. Request the proposed declarations and forms before replacing coverage.
Step 2 — Consider surplus lines
A licensed surplus-lines broker may be able to place a risk that admitted insurers decline. These insurers and policies operate under different rules, and claims under surplus-lines policies are not protected by the California Insurance Guarantee Association. Compare financial strength, exclusions, deductibles, taxes, fees, and cancellation terms; CDI's residential guide explains the distinction.
Step 3 — Evaluate FAIR Plan and companion coverage
When reasonably available traditional coverage cannot be found, the California FAIR Plan may provide basic named-peril property coverage. A separate Difference in Conditions policy may add some protections the FAIR Plan form does not provide; the actual forms control. Review our FAIR Plan guide and the FAIR Plan's dwelling-policy overview.
Keep the transition continuous
Do not cancel the current policy until the replacement is confirmed in writing and its effective date is clear. If a lender proposes lender-placed coverage, compare its insured interests and limits with a policy obtained by the borrower.
Document wildfire mitigation
Use CDI's Safer from Wildfires list to document roof, vents, windows, the first five feet around the structure, and defensible space. Keep dated photos, invoices, inspection records, and certifications with the application. Mitigation may affect underwriting or a filed discount, but it does not guarantee an offer or a particular price.
My insurer non-renewed me. How long do I have?
California generally requires written notice at least 75 days before a residential policy expires. Check the notice date, expiration date, and stated reason against CDI's current residential insurance guide.
What should I gather before requesting replacement coverage?
Keep the nonrenewal notice, current declarations and endorsements, property details, update or mitigation records, mortgagee information, and requested effective date. Use a secure channel for sensitive records.
Is surplus-lines insurance legitimate?
It is a lawful market for eligible hard-to-place risks, but its rates and forms are not approved like admitted coverage and CIGA does not protect it. Verify the insurer and broker and compare the proposed forms.
Will my mortgage company accept the FAIR Plan?
The lender decides whether submitted coverage meets its loan requirements. Provide the lender with every applicable policy and declarations page, including any FAIR Plan and companion policy.
Should I just pay the force-placed insurance my lender set up?
Do not ignore the notice. Lender-placed coverage is obtained to protect the lender's interest and may not provide the protections a borrower expects. Compare its terms and promptly submit acceptable replacement evidence if you obtain it.
Related guides
California FAIR Plan Guide
How the state's last-resort fire coverage works.
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Hardening, coverage, and the 2026 market.
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Our home insurance service for Westside homeowners.
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FAIR Plan + DIC in the hardest CA market.
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Underinsurance and rebuilding coverage.
Learn more →General information, not legal advice or an offer of coverage. Policy terms, underwriting, lender requirements, and current law control. Confirm questions with the insurer, lender, CDI, or a licensed professional.