By Starwest Insurance Services | Updated for 2026
Have you received a homeowners insurance non-renewal notice? Have multiple insurance companies declined your application? Are you trying to buy a home, but your lender requires homeowners insurance before you can close escrow?
If so, you’re not alone.
Finding homeowners insurance in California has become more challenging than ever. But here’s the good news:
If one insurance company says no, it doesn’t mean you’re out of options.
In this guide, we’ll explain every homeowners insurance option currently available in California and how to find the right coverage for your home.
Why Is It So Hard to Get Home Insurance in California?
California’s homeowners insurance market has changed dramatically over the past several years.
Insurance companies have tightened underwriting because of:
- Historic wildfire losses
- Rising rebuilding costs
- Inflation
- Higher reinsurance costs
- Increased catastrophe exposure
- Stricter underwriting guidelines
As a result, many homeowners—even those with excellent credit and no claims history—are receiving non-renewal notices or finding it difficult to obtain new coverage.
Option #1: Traditional (Admitted) Homeowners Insurance
This should always be your first choice.
Admitted insurance companies are regulated by the California Department of Insurance and generally offer the broadest homeowners coverage.
Depending on your location and property characteristics, you may still qualify with carriers that continue writing business in California.
Potential options may include:
- Mercury Insurance
- Nationwide
- Bamboo Insurance
- Stillwater Insurance
- Foremost Insurance
- Aegis Security Insurance
- Other regional and national carriers
Availability varies by ZIP code, wildfire exposure, home characteristics, and underwriting guidelines.
Best for:
- Standard suburban homes
- Newer homes
- Lower wildfire risk properties
- Homeowners with favorable claims history
Option #2: High-Value Home Insurance
If your home has a high replacement cost or luxury features, specialty insurance companies may provide broader protection than standard homeowners policies.
These policies often include:
- Higher dwelling limits
- Extended replacement cost
- Increased liability limits
- Valuable articles coverage
- Enhanced claims service
Best for:
- Luxury homes
- Custom-built homes
- Waterfront properties
- Homes with high replacement costs
Option #3: Excess & Surplus (E&S) Insurance
If admitted insurance companies decline your home, don’t lose hope.
Many specialty Excess & Surplus (E&S) insurance companies continue writing homes that standard insurers won’t insure.
These policies are commonly used for:
- Brush area homes
- High wildfire exposure
- Older homes
- Unique construction
- Luxury properties
- Difficult-to-place risks
Although premiums may be higher, E&S insurance often provides an excellent solution when traditional markets are unavailable.
Option #4: California FAIR Plan
If you’ve been declined by multiple insurance companies, you may qualify for the California FAIR Plan.
The FAIR Plan is California’s insurer of last resort.
It provides basic property insurance, including:
- Fire
- Wildfire
- Smoke
- Lightning
- Internal Explosion
For many homeowners, the FAIR Plan is the only available source of fire insurance.
Option #5: California FAIR Plan + Difference in Conditions (DIC) Policy
This is the solution we recommend most often for homeowners who cannot obtain traditional homeowners insurance.
The California FAIR Plan provides fire protection.
A companion Difference in Conditions (DIC) policy provides many of the coverages the FAIR Plan does not include.
Together they provide protection similar to a traditional homeowners policy.
California FAIR Plan Covers:
- Fire
- Wildfire
- Smoke
- Lightning
DIC Policy Covers:
- Water damage
- Theft
- Personal liability
- Personal property
- Loss of use
- Additional living expenses
This combination is one of the most common insurance solutions for homes in California wildfire areas.
Option #6: Improve Your Home’s Insurability
Sometimes the best solution isn’t changing insurance companies—it’s making your home more attractive to insurers.
Many insurance companies consider:
- Defensible space
- Tree clearance
- Roof condition
- Roof material
- Ember-resistant vents
- Updated electrical systems
- Updated plumbing
- Home hardening improvements
These upgrades may improve your eligibility and, in some cases, qualify you for additional discounts.
Option #7: Work With an Independent Insurance Broker
One of the biggest mistakes homeowners make is calling only one insurance company.
Independent brokers can compare multiple markets, including:
- Admitted carriers
- High-value home insurers
- Excess & Surplus markets
- California FAIR Plan
- Companion DIC policies
Instead of hearing “No,” you’ll receive a complete review of your available options.
What If My Homeowners Insurance Was Non-Renewed?
Don’t panic—but don’t wait.
Follow these steps:
Step 1
Review your non-renewal notice and note your policy expiration date.
Step 2
Contact an independent insurance broker immediately.
Step 3
Gather information about your home, including:
- Year built
- Roof age
- Square footage
- Recent updates
- Claims history
Step 4
Allow your broker to compare all available insurance markets.
The sooner you start, the more options you’ll likely have.
Buying a Home? Start Shopping for Insurance Early
Many buyers don’t realize that homeowners insurance can delay escrow.
If your home is located in a wildfire-prone area, obtaining coverage may require additional underwriting or inspections.
We recommend starting the insurance process as soon as your purchase agreement is accepted.
Frequently Asked Questions
What if every insurance company declines my home?
You still have options. Depending on your property, you may qualify for specialty insurance companies, Excess & Surplus (E&S) markets, or the California FAIR Plan with a companion DIC policy.
Is the California FAIR Plan my only option?
Not necessarily.
An experienced independent insurance broker should first check admitted insurance companies and specialty markets before recommending the FAIR Plan.
Can I get homeowners insurance if I live in a wildfire area?
Yes.
Many homeowners in wildfire-prone communities obtain coverage through specialty insurance companies or the California FAIR Plan combined with a DIC policy.
Will my mortgage company accept a California FAIR Plan policy?
In most cases, yes.
However, lenders often require a companion DIC policy to provide broader homeowners protection.
Can I switch back to traditional homeowners insurance later?
Absolutely.
Many homeowners use the FAIR Plan as a temporary solution while market conditions improve or additional insurance companies become available.
Why Choose Starwest Insurance Services?
For more than 30 years, we’ve helped California homeowners navigate one of the country’s most challenging insurance markets.
We specialize in:
- Homeowners Insurance
- California FAIR Plan
- Difference in Conditions (DIC) Policies
- High-Value Homes
- Brush Area Properties
- Wildfire Homes
- Luxury Homes
- Escrow Closings
- Difficult-to-Place Home Insurance
We compare multiple insurance companies to help you find the best available protection—not just the first option.
Contact Starwest Insurance Services
📞 Office: (714) 893-7271
📱 Call or Text: (714) 231-0897
📧 Email: james@starwestinsurance.com
🌐 Website: https://www.starwestinsurance.com
Ready to Explore Your Options?
If you’ve been non-renewed, declined by multiple insurance companies, or need homeowners insurance before closing escrow, don’t assume you’re out of options.
At Starwest Insurance Services, we’ll review the entire market—from admitted carriers to specialty insurers, Excess & Surplus markets, the California FAIR Plan, and companion DIC policies—to help you find the best available solution for your home.
Call us today for a free California homeowners insurance review.
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