California is home to nearly 40 million people, 55 percent of whom are estimated to own homes. If you are a current or prospective California homeowner, finding home insurance may be a challenge. In fact, the California Association of Realtors’ 2023 Annual Housing Market Survey found that nearly 7 percent of real estate deals in the state fell out of escrow because buyers couldn’t find affordable insurance. Seven of California’s largest property insurers, State Farm, Allstate, Farmers, USAA, Travelers, Nationwide and Chubb recently limited new homeowners policies in the Golden State, raising questions about the stability of the California home insurance market.
Bankrate’s insurance editorial team is closely tracking the California insurance market and conducted a deep dive into what California homeowners may need to know about securing an insurance policy in these increasingly challenging circ*mstances. We’ll explore why some insurers have opted to pause writing new home policies and what this could spell for the future of homeownership in California.
How is California’s home insurance market changing?
Although California’s home insurance landscape has made headlines more recently, trouble has been brewing beneath the surface for years, with coverage challenges ramping up in late 2022. Around that time, Allstate quietly paused writing new home and condo policies. In an email to Bankrate, a spokesperson for Allstate stated that “the cost to insure new home customers in California is far higher than the price they would pay for policies due to wildfires, higher costs for repairing homes and higher reinsurance premiums.” In its third-quarter findings, the insurer noted that it will continue to cover its existing customers.
Allstate was just the first domino to fall. In May 2023, State Farm announced it would no longer accept new business and personal property and casualty applications. Like Allstate, State Farm credited “historic increases in construction costs outpacing inflation, rapidly growing catastrophe exposure, and a challenging reinsurance market.” The following March, State Farm stated it would nonrenew around 30,000 home insurance policies beginning July 3, 2024.
Farmers followed suit by limiting new policy applications due to “record-breaking inflation, severe weather events and reconstruction costs continuing to climb,” and USAA also limited policies by raising its wildfire safety standards. On top of the stricter wildfire safety ratings, two of USAA’s subsidiaries — USAA Casualty Insurance Company and Garrison Property and Casualty Insurance Company — will no longer accept applications for previously uninsured homes. Instead, the two companies will only consider applications for customers who are replacing already-active home insurance policies.
From summer 2023 to early 2024, five other companies — AmGUARD, Falls Lake, The Hartford, Tokio Marine Insurance Co, and American National — stopped writing new home insurance policies in California, putting immense strain on the home insurance market. California homeowners have found themselves scrambling for coverage, or unable to find it.
Why are insurers limiting new policies in California?
Combined, State Farm, Allstate, Farmers, USAA, Travelers, Nationwide and Chubb dominated just under 35 percent of California’s home insurance market in 2023. With seven major California home insurance providers either pausing or limiting new home insurance policies and smaller insurers following suit, it begs the question — how did it come to this?
There is no one answer to why each provider has decided to pump the brakes on the California home insurance market. Rather, there are several key reasons. California’s state insurance regulations, inflation, increased wildfires and heightened reinsurance costs have all contributed to the current California home insurance crisis.
Proposition 103 and the California Department of Insurance
If it has become increasingly expensive for some of California’s major insurers to take on new California home insurance policies without limitations, why can’t they just raise their premiums to adjust? The answer lies with a 36-year-old piece of California state legislature, Proposition 103.
Proposition 103, or Prop 103, was passed in 1988 to protect insurance policyholders from unjust rate hikes across auto, property, life and casualty insurance. Under Prop 103, insurance companies are required to submit rate increases in excess of 7 percent for approval by the California Department of Insurance. Like any process that involves government approval, it typically comes with red tape.
The government isn’t the only one who can clog up the process: “interveners” — either consumers or their representatives — can step in and contest rate filings. Proposition 103 allows these interveners to sue insurance companies and force them to pay the costs associated with the lawsuit. Insurance interveners are unique to California and have been hotly contested over the years, with some claiming that the process does more to line interveners’ pockets than it does to aid actual homeowners. Just like government approval, the intervention process can grind the rate filing process to a near halt.
Proposition 103 grants insurers the right to rate approval in 60 days. However, the California Department of Insurance currently requires insurers to waive their Prop 103 rights to a fast rate approval. The approval process, which typically averages about six months, slows down the rate-raising process, essentially freezing home insurance costs at an unsustainable rate. With unsustainable rates in place and no quick course of action to raise them, insurers may be forced to limit new policies to remain financially solvent.
Bankrate’s premium data from Quadrant Information Services indicates that the annual average cost of home insurance in California is $1,403 for $300,000 in dwelling coverage, which is about 35 percent less than the national average. Proposition 103’s stringent rate increase limitations keep California’s home insurance prices artificially low.
The California Department of Insurance not only inhibits how much insurers can raise rates but also how they are able to calculate rate changes. California insurers have been historically unable to incorporate wildfire modeling into rate calculations and are limited to historical data when determining rates. That means they are unable to look at recent wildfire damage in order to predict future potential costs. While this may have worked in the past, California’s wildfire risk has escalated from dangerous levels to unprecedented.
The regulations should be updated to also allow homeowners insurance to be priced using modern models — like every other state.— Rex Frazier, President of the Personal Insurance Federation of California
Bankrate’s premium data from Quadrant Information Services indicates that the annual average cost of home insurance in California is $1,217 for $250,000 in dwelling coverage, which is about 28 percent less than the national average. Proposition 103’s stringent rate increase limitations keep California’s home insurance prices artificially low.
The California Department of Insurance not only inhibits how much insurers can raise rates, but also how they are able to calculate rate changes. California insurers have been historically unable to incorporate wildfire modeling into rate calculations and are limited to historical data when determining rates. Meaning, they are unable to look at recent wildfire damages in order to predict future potential costs. While this may have worked in the past, California’s wildfire risk has escalated from dangerous levels to unprecedented.
Wildfires
California is home to a suite of different natural disasters. Earthquakes, landslides and wildfires devastate the natural landscape and put millions of homes at risk for catastrophic damage. Sometimes, disasters even go hand-in-hand. After a wildfire, burnt soil becomes more water-repellant, allowing even small amounts of rainfall to produce a flood or landslide.
California’s wildfire risk is unlike any other state. Over 2 million homes in California are considered at high or extreme risk for wildfire damage, and the state continues to top lists of most acres burned per year. Even more frightening, wildfire season has expanded from a couple of months to over half the year.
And the problem is getting worse. A study from the International Journal of Wildland Fire purports that “climate change has played a central role in the changing nature of California wildfires and will likely continue to do so…the climate of California became warmer and more arid from 1980 to 2020, exceeding earlier 20th century conditions and likely those of the past 1000 years.”
Wildfires are not only dangerous and increasingly pervasive, but they are also expensive. The National Interagency Coordination Center estimates that, in 2022 alone, California fires cost almost $380 million in damage.
Keep in mind: Without the recourse to raise rates to account for the astronomically high cost of wildfire losses, some California insurers are all but forced to limit new policy applications in order to have enough funding in reserve to pay out current policyholder claims.
Inflation
Inflation has affected everything from the cost of a dozen eggs to airline tickets and, most relevant to home insurance, the cost of rebuilding materials like wood and shingles. From January 2019 to June 2023, the producer price of construction materials increased by nearly 40 percent. To put this figure into context, the consumer price index peaked in June 2022 at 9.1 percent. Although inflation has cooled since summer 2022, experts agree that it continues to present problems for homeowners.
Under normal circ*mstances, insurers can forecast and adjust to inflation, but volatility in prices, accelerating natural disasters and challenges on the regulatory front are proving to be making it difficult to overcome these rapidly moving puzzle pieces. In turn, that’s making it difficult for current and prospective homeowners to access and or afford home insurance.— Mark Hamrick, Bankrate Senior Economic Analyst
Such drastic rises in raw construction costs pose serious risks to insurance providers’ financial solvency. When you pay your insurance premium, an insurer takes part of that payment and puts it in reserve, which it uses to pay out claims. If claims become too expensive — and too frequent — the insurer may be unable to make good on its promise to pay them out.
High cost of reinsurance
Inflation and climate change may be familiar topics, but reinsurance could be a new term for many homeowners. Reinsurance is an insurance policy for insurance providers. Here’s how it works. Insurance providers are in the business of selling policies to their customers. If a swath of policyholders all file claims at once (like they may after a natural disaster, such as a wildfire), an insurer could be at risk for financial insolvency. That is where reinsurance steps in; a reinsurer can help cover losses over a certain threshold.
Reinsurance may be especially helpful to home insurers with policyholders in wildfire risk zones like California. However, reinsurance costs are on the rise. Property reinsurance premiums have risen 50 percent from April to July 2023, according to a report from Gallagher Re, a global reinsurance broker. When speaking with Bankrate, Janet Ruiz, the Director of Strategic Communications for the Insurance Information Institute, drew a parallel between the challenges currently facing both the California home insurance and reinsurance industries, stating that “prices have gone up significantly due to the same reasons: inflation, climate risk, etc.”
What’s next for the California home insurance market?
It’s not clear how much longer the California homeowners can hold on. The current regulations aren’t working for homeowners or insurance companies across the state, and changes need to be made in order to stabilize the market.
Sustainable Insurance Strategy
In September 2023, California Insurance Commissioner Ricardo Lara announced the Sustainable Insurance Strategy — the largest overhaul of the state’s insurance regulations since Prop 103 passed in 1988. It is a package of reforms intended to bolster the longevity of the California home insurance market and address climate change. It takes a four-pronged approach:
- Get major insurers to write policies for high-risk areas: The California Department of Insurance is looking for the top 12 home insurance companies in the state to commit to writing a minimum of 85 percent of their policies in underserved areas, particularly in high-risk wildfire zones.
- Unburden the FAIR plan: Homes and businesses that adhere to the “Safer from Wildfires” mitigation regulations will be given first priority to get off the FAIR plan and return to the private market.
- Permit catastrophe modeling and mitigation: This part of the insurance reforms allows insurers to use catastrophe modeling to set more accurate rates. Additionally, more home insurance discounts will be offered to consumers who have hardened their homes against wildfires.
- Update the FAIR plan: This last point is primarily concerned with commercial insurance and aims to increase commercial coverage limits of $20 million per structure.
Wildfire mitigation
Mitigation is also crucial both in stabilizing the California insurance market and in the fight against wildfires. The best way to confront wildfire damage is to address the state’s high wildfire risk, which is what California legislation is working to achieve statewide and more locally. After sustaining severe damage from the 2018 Camp Fire, the town of Paradise updated its building codes to include fire mitigation regulations. New buildings are made with fire-resistant materials and adhere to strict regulations to ensure they are wildfire-prepared.
California is home to the country’s largest state economy and ample insurance opportunities, making it a desirable state for insurers to do business in. According to Ruiz, State Farm, Allstate and Farmers are each actively working with the Department of Insurance to arrive at a solution that will benefit insurers and new homeowners looking to financially protect their homes.
California’s insurance problems are solvable. It’s a matter of getting the right premiums for the losses.— Janet Ruiz, Director of Strategic Communications for the Insurance Information Institute
Increased burden on California’s FAIR Plan
California’s home insurance market does need changes, but they will not happen overnight. While homeowners and insurers alike await industry overhauls, it places mounting pressure on California’s FAIR plan. The FAIR plan is a last-resort home insurance option for homeowners who have been unsuccessful in the private market. If your home is extremely high risk, such as those located near wilderness areas with high wildfire potential, you may be able to apply for a policy through this plan.
The FAIR plan is financially supported by California’s private home insurers, with each insurer’s support of the plan tied to their market share. As home insurance options dwindle and more homeowners rely on the FAIR plan, it could spell further disaster, according to Fraizer: “The potential capital call is growing as the FAIR Plan grows and, when they finally need to call for cash, it will lead to market chaos. After paying the cash call, insurers are not permitted, under current law, to recoup that money in future rate filings. The FAIR Plan’s growth is creating an incentive for carriers to reduce their assessment liability by reducing their market share.” This is another potential benefit of the Sustainable Insurance Strategy. If insurers are able to calculate rates differently, it could lead to less pressure and unsustainable reliance on the FAIR plan.
How can California homeowners secure affordable coverage?
Hearing that major insurers have limited or completely paused writing new home insurance policies can be stressful for those who own homes in California. The California Department of Insurance has safeguards to protect certain homeowners from policy nonrenewals. If you live in a wildfire area, your insurer cannot issue a cancellation or nonrenewal on your home insurance policy for one year following a governor-declared state of emergency. If you are not sure if your home qualifies, you can check your ZIP code online.
If you are a new California homeowner looking for a policy, you likely still have options in terms of coverage.
California home insurance options
Many of the best home insurance companies in California are still receiving new homeowners insurance applications. In fact, there are still over 100 insurers writing home insurance policies across the Golden State. While searching for a new policy, you may want to consider the following:
- Evaluate your needs. Before you begin shopping, you’ll first need to know how much home insurance you need. The answer won’t be the same for everyone: your personal belongings, your home’s characteristics, where your home is located and your own comfort with risk will determine what policy type you could need, what endorsem*nts may be relevant for you and how much coverage you may want.
- Make a list of priorities. If getting an affordable policy is high on your priority list, you may want to look at providers that offer cheaper rates. Or, if you require specialty coverage, you might consider insurers that offer unique endorsem*nts. Wildfire will likely be a named peril in your policy, but you may want to purchase an earthquake endorsem*nt as well.
- Gather quotes. Once you have a stronger idea of what you’d like your policy to look like, you can begin requesting and comparing home insurance quotes. During the quote process, you can also get a better understanding of costs for additional coverage types.
Frequently asked questions
To clarify, State Farm, Allstate Farmers USAA, Travelers, Nationwide and Chubb are still active in California, they have just either limited or stopped writing new home insurance policies. Current home insurance policies with these providers are still being honored. Home policies from AMGuard and Falls Lake, on the other hand, will not be renewed. For the time being, it is unclear whether more insurers will continue the trend.
For Californians, perhaps the biggest hurdle for financial protection from wildfires is getting an insurer to write you a policy. Home insurance policies cover wildfires, however, if you are in a high-risk fire area an insurer may deny coverage based on the risk your home presents. Other carriers may offer you coverage but exclude wildfire as a covered peril. If you’re looking for more robust coverage, you may find your options in California to be more limited compared to several years ago.
Home insurance in California is not a legal requirement. However, if you have a mortgage or loan on your home, your financial lender will likely require you to carry a certain amount of coverage.
A home insurance nonrenewal means you will likely need to shop around for a new policy. But, if you pay for your insurance from your mortgage escrow account, you may be stuck with a “force-placed” policy if your policy is not renewed and you are unable to find a replacement in time. Typically, forced-placed policies are more expensive than a policy you find yourself in the private insurance market.
