By Kyle Whissel, Whissel Beer Group · Updated November 13, 2026
Homeowners insurance in San Diego covers your house, your belongings and your liability, but not earthquakes or floods, which need separate policies*. Getting coverage has also become harder across California because of wildfire risk, which is why some San Diego buyers now end up with the state's FAIR Plan plus a second policy to fill the gaps*. The good news: California now requires insurers to give discounts for wildfire safety upgrades*, and there is a clear order of steps that keeps insurance from delaying your closing.
This guide from Whissel Beer Group, the #1 real estate team in California by homes sold, per The Wall Street Journal (RealTrends Verified 2026), explains what a San Diego homeowners policy covers, what it leaves out, how the FAIR Plan works and when buyers should start shopping.
The short version for San Diego buyers
- Start getting insurance quotes as soon as your offer is accepted, not the week before closing.
- A standard policy excludes earthquake and flood; you buy those separately.
- If regular insurers say no, the California FAIR Plan covers fire, lightning, internal explosion and smoke, up to $3 million for a home.
- Wildfire upgrades such as a Class A roof and ember-resistant vents earn required discounts.
- Questions about a policy or a company? The Department of Insurance hotline is 800-927-4357*.
What does homeowners insurance cover in California?
A California homeowners policy is built from six standard coverages*:
| Coverage | What it pays for | Typical limit |
|---|---|---|
| A: Dwelling | The house itself | Your chosen rebuild amount |
| B: Other structures | Detached garages, fences, sheds | Usually 10% of Coverage A |
| C: Personal property | Furniture, clothing, belongings | Set in your policy |
| D: Loss of use | Living costs if you can't stay in the home | Usually 20% of Coverage A |
| E: Liability | Injuries or damage you're legally responsible for | Set in your policy |
| F: Medical payments | Small medical bills for guests hurt on your property | Set in your policy |
Covered causes of loss include fire and lightning, windstorm and hail, smoke, theft, vandalism and sudden, accidental water damage*. Set Coverage A to what it would cost to rebuild your home, not its sale price; in San Diego, much of a home's price is the land, which doesn't burn.
What isn't covered: earthquakes and floods
Standard homeowners, condo and renters policies do not cover earthquakes, floods or landslides*. For a home in San Diego County, both are worth a decision before you close.
Earthquake insurance. In California, insurers that sell homeowners policies must offer earthquake coverage, and you have 30 days to accept the offer*. Policies from the California Earthquake Authority come with deductibles of 5%, 10%, 15%, 20% or 25% of the dwelling coverage; homes valued over $1 million, and some older homes on raised foundations that haven't been retrofitted, start at a 15% deductible*.
Flood insurance. Flood damage is generally excluded from homeowners policies and is available through the National Flood Insurance Program*. Homes near lagoons, rivers and low coastal areas are the ones to check first; your agent and the hazard disclosures in escrow will show whether the home is in a mapped flood zone.
Why is home insurance harder to get in California?
Wildfire losses led many insurers to limit new policies in California, especially in fire-prone areas. In response, the state launched its Sustainable Insurance Strategy in September 2023*. Under it, insurers that use newer catastrophe models and reinsurance costs in their rates commit to writing at least 85 percent of their statewide market share in wildfire-distressed areas*.
California also protects existing policyholders:
- Notice before non-renewal. An insurer must send written notice of non-renewal at least 75 days before your policy expires*.
- One-year moratorium after declared wildfires. After a governor's emergency declaration, homes in ZIP codes within or next to the fire perimeter can't be cancelled or non-renewed for one year from the declaration*.
For buyers, the practical takeaway is simple: in some San Diego neighborhoods, especially in the backcountry, East County hills and canyon edges, it can take more calls to find coverage. Start early.
What is the California FAIR Plan?
The FAIR Plan is California's insurer of last resort, for homeowners who can't get a policy from a regular insurance company*. Shop the regular market first; the FAIR Plan is meant as a backstop.
- What it covers: a FAIR Plan policy covers losses caused by fire or lightning, internal explosion and smoke*. Extended coverage for perils such as windstorm, hail and vandalism can be added for an extra premium*.
- Limits: up to $3 million for a residential property*.
- What it leaves out: theft, liability, water damage and the other coverages a full homeowners policy includes. That's why the Department of Insurance suggests pairing it with a separate difference in conditions (DIC) policy*. The department publishes a list of companies that offer DIC policies*.
- Contact: the FAIR Plan's phone number is 800-339-4099*.
How can I lower my home insurance cost in San Diego?
Under California's Safer from Wildfires program, every qualifying upgrade earns an insurance discount, and doing more saves more*. Insurers are required to offer these wildfire safety discounts*. The program's steps*:
| Upgrade | What it means |
|---|---|
| Class A fire-rated roof | The highest fire rating for roofing |
| 5-foot ember-resistant zone | No plants, mulch or wood fencing within 5 feet of the house |
| Ember- and fire-resistant vents | Metal mesh between 1/16 and 1/8 inch |
| 6 inches of noncombustible siding at the base | A fire-resistant band where walls meet the ground |
| Enclosed eaves | No open rafters for embers to lodge in |
| Upgraded windows | Multi-paned windows |
| Cleared under-deck areas | No vegetation, weeds or debris under decks |
| Outbuildings moved away | Combustible sheds at least 30 feet from the home |
| Defensible space | Following local defensible space rules |
| Community programs | Living in a Firewise USA site or a Fire Risk Reduction Community |
Other ways to keep costs down:
- Compare several quotes. The Department of Insurance offers free premium and coverage comparison tools online*.
- Ask about every discount, including for upgrades a seller already made, such as a newer roof.
- Choose your deductible on purpose. A higher deductible lowers the premium but raises what you pay after a claim.
- Buy the right amount. Insure the rebuild cost, not the purchase price.
When should San Diego buyers shop for insurance?
Shop as soon as your offer is accepted. Insurance quotes depend on the specific house (roof age and material, construction year, distance to brush and fire hydrants), and your lender won't fund the loan without proof of coverage. Here is the order Whissel Beer Group agents walk buyers through:
- Before you write an offer on a home near open space, ask your agent whether nearby homes have had trouble getting coverage.
- The day your offer is accepted, send the address to two or three insurers or a broker.
- During inspections, ask the inspector about roof condition, vents and defensible space; those answers affect your quote.
- Before you remove contingencies, have a written quote or binder you're comfortable with.
- Before closing, your lender needs the policy declarations page.
Buying a condo or townhome? The HOA's master policy covers the building, and you'll want your own condo (HO-6) policy for the interior and your belongings. Here's what you actually own when you buy a condo.
Talk With a San Diego Agent
- Buying? Talk with a team agent about a home you're considering. The VIP Buyer Program™ covers a moving truck, a 13-month home warranty, the termite report, appraisal reimbursement and move-in setup fees, typically $1,800 or more, and comes with the Love It or Leave It Guarantee™: if you're not happy in the home within 12 months of closing, for any reason, Whissel Beer Group sells it for you with no listing-side commission.
- Selling? Wildfire upgrades and a newer roof can help buyers get coverage on your home. Find out what your home is worth.
- Questions? Call 619-815-5589. Whissel Beer Group closed 1,042 transactions in 2025, a San Diego record.
Keep Reading
- San Diego Property Tax Guide (2026): rates, due dates and supplemental bills
- Buying a Condo: What Do You Actually Own?: HOA master policies and condo coverage
- How to Prepare Your San Diego Home for El Niño This Winter
- How to Buy a Home in San Diego: a step-by-step guide for 2026
Frequently Asked Questions
Does homeowners insurance cover earthquakes in California?
No. Standard homeowners, condo and renters policies exclude earthquake damage. California insurers must offer earthquake coverage, and California Earthquake Authority policies have deductibles from 5% to 25% of the dwelling coverage.
What does the California FAIR Plan cover?
The FAIR Plan covers fire or lightning, internal explosion and smoke, up to $3 million for a residential property, with extended coverage available for an extra premium. Many owners pair it with a difference in conditions policy for theft, liability and water damage.
How can I get a discount on home insurance in California?
Through the Safer from Wildfires program, upgrades such as a Class A roof, a 5-foot ember-resistant zone, ember-resistant vents and enclosed eaves earn insurance discounts, and insurers are required to offer them.
When should I get home insurance when buying a house in San Diego?
Start getting quotes the day your offer is accepted, and have a written quote you're comfortable with before you remove contingencies. Your lender needs proof of coverage before closing.
How much notice does an insurer have to give before non-renewing a California home policy?
At least 75 days before the policy expires. After a governor's wildfire emergency declaration, homes in affected and adjacent ZIP codes are also protected from non-renewal for one year.
Who can I call with a home insurance question in California?
The California Department of Insurance consumer hotline is 800-927-4357. The California FAIR Plan can be reached at 800-339-4099.
Sources
- California Department of Insurance. "Residential Insurance: Homeowners and Renters." Consumer guide, revised January 2026. Accessed November 11, 2026. ↩
- California Department of Insurance. "Home/Residential Insurance." insurance.ca.gov. Accessed November 11, 2026. ↩
- California Department of Insurance. "Wildfire Recovery and Readiness." insurance.ca.gov. Accessed November 11, 2026. ↩
- California Department of Insurance. "Top Ten Tips for Finding Residential Insurance." insurance.ca.gov. Accessed November 11, 2026. ↩
- California Department of Insurance. "Earthquake Insurance." Consumer brochure, revised April 25, 2024. Accessed November 11, 2026. ↩
- California Department of Insurance. "Sustainable Insurance Strategy Updates (2023-2024)." insurance.ca.gov. Accessed November 11, 2026. ↩
- California Department of Insurance. "Mandatory One Year Moratorium on Non-Renewals." insurance.ca.gov. Accessed November 11, 2026. ↩
- California Department of Insurance. "California FAIR Plan." insurance.ca.gov. Accessed November 11, 2026. ↩
- California Department of Insurance. "Safer from Wildfires." insurance.ca.gov. Accessed November 11, 2026. ↩
Disclosure: Whissel Beer Group is a real estate team, not an insurance company or broker. This guide summarizes California Department of Insurance consumer information; coverage, prices and eligibility come from your insurer.
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