Homeowners Insurance Nonrenewal in California: What Happens If Your Insurer Drops You
California law says insurers cannot cancel or non-renew a covered residential policy because of wildfire risk for one year after the Governor declares a state of emergency, if the home is in a covered ZIP code and did not have a total loss. The rule comes from Insurance Code section 675.1, also known as SB 824, and it matters to anyone who gets a nonrenewal notice near a wildfire.
The short answer
- The moratorium is triggered by a Governor's declaration of a state of emergency.
- It lasts one year from the date of the declaration.
- It protects residential policyholders in covered ZIP codes who had no loss or less than a total loss.
- If you get a notice and your ZIP code is covered, ask your insurer to reinstate the policy, then ask the Department of Insurance for help if it refuses.
How the moratorium works
When the Governor declares a state of emergency for a wildfire, the Department of Insurance works with CAL FIRE and Cal OES to identify the fire perimeter and nearby ZIP codes. The Commissioner then issues a bulletin listing the covered ZIP codes for each fire. During the next year, insurers may not cancel or non-renew a covered residential policy because of wildfire risk.
| Part of the rule | What the Department says |
|---|---|
| Trigger | A Governor's declaration of a state of emergency |
| Length | One year from the date of the declaration |
| Who is protected | Residential policyholders in covered ZIP codes with no loss or less than a total loss |
| What the insurer cannot do | Cancel or non-renew a covered policy due to wildfire risk |
| Where the ZIP codes are listed | In the Commissioner's Bulletin for each fire |
People with a total loss have additional protections under the law. The Department's page does not describe them, so ask the Department or your agent if that applies to you.
Recent declarations
At the time this article was written, the Department's list showed the most recent declaration on August 6, 2026, for the Gann Fire in Calaveras County, followed by December 23, 2025 for the Gifford Fire in Santa Barbara and San Luis Obispo Counties and December 9, 2025 for the Pack Fire in Mono County. The list goes back to October 2019. A fire in another county does not protect a San Diego ZIP code unless it is in the Commissioner's bulletin for that fire.
What to do if you get a notice
- Read the notice and note the date and the reason given.
- Use the Department's tool to check whether your ZIP code is in the moratorium, and read the bulletin for that fire.
- If your ZIP code is covered and the notice cites wildfire risk, ask your insurer in writing to reinstate the policy.
- If the insurer refuses, file a Request for Assistance with the Department of Insurance. The Department's phone number is 800-927-4357.
- Begin shopping at the same time, so you are not without coverage.
If you are not covered, what next
The moratorium does not apply everywhere. If your ZIP code is not covered, start with an agent or broker who can quote more than one company. The FAIR Plan is a safety net if regular insurers decline, and I explain it in my guide to the FAIR Plan. You can also reduce your wildfire risk score and qualify for discounts, using the steps in my guide to wildfire safety discounts.
If you are buying or selling
A buyer whose lender needs proof of insurance can run into trouble if the seller's insurer has already dropped the property. Ask early whether the home is currently insured and whether the policy is in good standing. If you are listing a home, check your own coverage status before you go to market, so the buyer's insurance quote does not become a surprise in escrow. My guide on closing costs for San Diego buyers explains what else gets paid at closing.
What this guide cannot promise
I am not an insurance agent or attorney. The Department's page does not describe every notice rule or exception, and I do not know whether your ZIP code is covered now. Check the Department's tool for your address and talk with a licensed agent.
My advice for San Diego buyers
- Open every insurance notice right away and note the date.
- Check whether your ZIP code appears in a current Commissioner's bulletin.
- Put any reinstatement request to your insurer in writing.
- File a Request for Assistance with the Department if the insurer refuses.
- Line up backup quotes while you wait.
A note on advice
I am a REALTOR®, not an insurance agent, attorney or financial advisor, so this guide is general information. A licensed insurance agent or broker can tell you what coverage and prices apply to a specific home.
Call or text me at (619) 402-4614 or send me a message.
Call or text (619) 402-4614Contact Trevor LandressRelated guides
- California FAIR Plan in San Diego: What It Covers and When Buyers Use It
- Wildfire Safety Discounts for San Diego Homeowners: The 10 Actions That Can Lower Your Premium
- Defensible Space for San Diego Homeowners: The Zones and Distances Explained
- Earthquake Insurance for San Diego Homeowners: What It Covers and How Deductibles Work
- What Are the Steps to Buying a Home in San Diego?
- How Much Down Payment Do You Need to Buy a Home in San Diego?
Frequently asked questions
What is the California one-year nonrenewal moratorium?
It is a rule under Insurance Code section 675.1 that stops insurers from cancelling or non-renewing covered residential policies because of wildfire risk for one year after a Governor's emergency declaration.
Who does the moratorium protect?
It protects residential policyholders in covered ZIP codes who suffer less than a total loss, including those with no loss.
How long does it last?
One year from the date of the Governor's emergency declaration.
How do I know if my ZIP code is covered?
The Department of Insurance has a tool for checking your ZIP code, and the Commissioner's bulletin for each fire lists the covered ZIP codes.
What if my insurer will not reinstate my policy?
File a Request for Assistance with the California Department of Insurance. The Department's phone number is 800-927-4357.
About the author
Trevor Landress is a San Diego REALTOR® with Coldwell Banker West (DRE# 02126901). He was born and raised in San Diego and has been licensed since 2021.
Trevor helps homeowners sell, guides first-time buyers through the home buying process and assists investors with their next acquisition. His work includes negotiating offers, analyzing market trends, building pricing strategies and running marketing campaigns for his listings.
He serves clients across San Diego County, from coastal communities like La Jolla, Del Mar and Carlsbad to neighborhoods inland.
Trevor is part of the Campbell Group, a three-generation real estate team, and he and the Campbell Group consistently rank as a top producing team at Coldwell Banker West each month. He writes these guides to help San Diego buyers and sellers navigate an ever-changing market. To talk through your plans, call or text (619) 402-4614 or contact Trevor Landress.
How I help San Diego home buyers
I help buyers sort out their budget, understand their loan options with a lender, search for homes, write and negotiate offers, keep track of inspection and contingency deadlines and stay organized through closing.
How I help San Diego home sellers
I help sellers price their home, prepare it for the market, market it to buyers, review and negotiate offers and manage the steps from an accepted offer to closing.
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