Got a Non-Renewal Notice? Your 75-Day Action Plan for California Homeowners and Landlords

First, take a breath: what your notice must include

A non-renewal means your insurer has decided not to offer you a new policy term when the current one ends. It's stressful, but the letter is a tool: the reason on it tells you what to fix or where to shop. And 75 days is enough if you start now.

Under Cal. Ins. Code §678, the insurer must deliver or mail the notice at least 75 days before the policy expires. The notice must include:

• "The specific reason or reasons for the nonrenewal"
• The insurer's consumer-complaint phone number
• A statement that the California Department of Insurance (CDI) can review the matter if you're still unsatisfied, with CDI's website and its hotline, 800-927-HELP (4357)

For home policies, the notice must also point you to CDI's Home Insurance Finder and explain the California FAIR Plan (the state's insurer of last resort) along with a Difference in Conditions (DIC) policy, a separate policy you can consider alongside it to fill gaps.

Mailed notices get a few extra days under California's mailing rules. If your dates look tight, check with CDI.

Non-renewal vs. cancellation

After a policy has been in effect 60 days, an insurer can cancel mid-term only for reasons the law allows: non-payment, fraud, material misrepresentation, or physical changes that increase a hazard. It must give at least 20 days' notice (10 for non-payment or fraud). A non-renewal ends the policy at expiration and needs 75 days' notice. Both must state the reason. See the CDI residential insurance guide.

Does this apply to my rental?

Yes, for residential buildings with up to four units; the same non-renewal rules cover 1–4 unit rentals (Cal. Ins. Code §675). 5+ unit buildings are insured on commercial policies with different rules, and I write those too, subject to carrier acceptance. Not sure how your property is classified? Read owner-occupied vs. tenant-occupied.

A pending claim alone isn't a reason

An insurer may not refuse to renew "solely on the grounds that a claim is pending" (earthquake claims excepted).

Check whether your notice is late, or blocked by a wildfire moratorium

If the notice came late

If the insurer doesn't give 75 days' notice, "the existing policy, with no change in its terms and conditions, shall remain in effect for 75 days from the date that the notice of nonrenewal is delivered or mailed."

Wildfire moratoriums

After the Governor declares a wildfire state of emergency, insurers may not cancel or non-renew home policies in ZIP codes within or next to the fire perimeter for one year "based solely on the fact that the insured structure is located in an area in which a wildfire has occurred" (Cal. Ins. Code §675.1).

It covers homeowners in the area who had less than a total loss, including no loss. Exceptions include willful or grossly negligent acts that materially increase risk, or other changes that make the property uninsurable.

If your ZIP is covered and you got a wildfire-risk non-renewal, ask the insurer to reinstate you. If it refuses, file a Request for Assistance with CDI.

Since January 1, 2026, the moratorium also covers many commercial property policies, including HOAs, condo associations and apartment buildings (CDI Bulletin 2026-6).

Moratorium lists change after every declared fire, so check the ZIP code lookup tool or the CDI moratorium page rather than assuming.

South County homeowners: see local fire maps and fire history for Morgan Hill, Gilroy and San Martin.

If you lost your home in a declared disaster

After a disaster-caused total loss (not due to your own negligence), the insurer must offer to renew for at least the next two annual renewals, and no less than 24 months from the loss.

Ask why

The reason on the letter decides your next move. If it's something fixable, like a roof, brush or vents, ask the insurer whether fixing it would get you renewed. CDI's first tip is to "contact your insurer and ask if there are any specific actions you could take to mitigate your risk and retain your coverage." CDI also says not to let that delay your search.

If your insurer uses a wildfire risk score, it must give you that score in writing, including at least 75 days before any non-renewal. Insurers must also tell you, in dollars, the premium reduction that mitigation would earn under their rating plan.

United Policyholders notes an insurer's guidelines "must be objective, have a substantial relationship to the risk of loss, and be applied consistently." Common reasons include wildfire risk, the age or condition of the property, defensible space, and roof type or construction.

If you think the non-renewal is unfair

1. Call the insurer's consumer line printed on your notice.
2. Still unsatisfied? Call the CDI Consumer Hotline at 800-927-4357 (TTY 800-482-4833).
3. File a Request for Assistance online.

CDI says: "If you think your nonrenewal was unfair, you may file a complaint with us." It also notes that it "doesn't have the legal authority to tell insurers what level of risk they must write." So keep shopping while a complaint is open. More in CDI Top Ten Tips.

Your 75-day action plan, day by day

Day 1 is the day you have the notice in hand. If your notice gave you more than 75 days, use the same order; if it came late, your extension date replaces the expiration date. These "by day" targets are guidance; only the expiration date and the 75-day notice are set by law.

1. Day 1 (notice in hand)

   • Write down three dates: the mailing date, your policy expiration date and today.
   • Read the stated reason.
   • Photograph the notice and your declarations page (the summary page that lists your coverages and limits).
   • Don't cancel anything.

   Send me a photo of your notice and your declarations page. I'll read the reason, check your dates, and tell you what your options look like.

2. By day 3

   • Check your ZIP code in CDI's moratorium lookup.
   • Check whether the notice was late.
   • If either applies, call the insurer, then CDI.

3. By day 5

   • Call your insurer and ask what specifically would get you renewed.
   • If it uses a wildfire score, ask for it in writing.
   • Send Mark your notice and declarations page so shopping starts in parallel.

4. By day 10

   • Gather what underwriters ask for: year built, square footage, roof age and material with receipts, and update years for electrical, plumbing and heating (see updates after a remodel).
   • Pull 5 years of claims history and take mitigation photos (defensible space, vents).
   • Landlords: gather leases and the unit count.

5. By day 14

   • Do any quick mitigation fixes the reason points to (clear brush, gutters, vents).
   • Photograph them with dates.
   Get a Free Quote

6. By day 21

   • Tell your mortgage servicer you've been non-renewed and are replacing coverage.
   • Ask how they want proof sent.

7. By day 30

   • Review the first round of quotes: admitted options first, then surplus lines.
   • Compare them line by line against your old declarations page, not just on price.
   • A replacement policy can differ from the one you lost in ways the premium doesn't show.

8. By day 45

   • If no admitted or surplus lines option fits, start the FAIR Plan application through a registered broker and quote a DIC alongside it.
   • Don't wait until the last two weeks.

9. By day 60

   • Decide and bind, with an effective date no later than your old expiration date.
   • Confirm the mortgagee clause (the line naming your lender on the policy).

10. By day 70

    • Send your new declarations page to your lender.
    • Confirm autopay or the first payment.
    • File the old and new policies.

11. Day 75 (old policy expires)

    • New coverage should already be in force.
    • If a complaint is still open, keep the new policy anyway.

12. After

    • If you ended up on the FAIR Plan or surplus lines, re-shop at least at every renewal.
    • United Policyholders suggests shopping again in 6 months.

Where replacement coverage can come from

Here's the order I shop in when replacing homeowners insurance.

Admitted carriers first

Admitted carriers are insurers licensed and regulated by CDI. Per United Policyholders, admitted insurers' customers are protected by the California Insurance Guarantee Association (CIGA) if the insurer becomes insolvent; surplus lines customers are not.

Surplus lines

Surplus lines insurers are specialty, non-admitted insurers that can take risks admitted carriers won't. CDI says if nothing else works, "you may try obtaining coverage in the non-admitted/surplus lines market." United Policyholders suggests checking the insurer's financial strength rating before you buy.

The FAIR Plan + a DIC, as the last resort

The FAIR Plan covers fire or lightning, internal explosion and smoke, with extended coverage and vandalism available for extra premium. It doesn't cover theft or liability, so CDI suggests a separate DIC policy. Its residential limit for all coverages combined is $3,000,000. You apply through a broker registered with the FAIR Plan. I'm a registered California FAIR Plan broker. Learn more about FAIR Plan + DIC.

Don't shop one carrier at a time

CDI suggests contacting other agents and brokers if yours can only find the FAIR Plan, and its Home Insurance Finder shows which insurers they represent. As an independent broker, I shop multiple carriers in one conversation; what's available depends on your location and carrier acceptance.

Compare the coverage, not just the premium

Two quotes can both be honest and still cover very different things. Use this table to line them up. Actual cash value (ACV) means the value of what you lost after depreciation, which is usually less than the cost to rebuild.

United Policyholders says building code upgrade coverage and extended replacement cost "are worth paying for."

Got a cheaper quote already? Send it with your old declarations page and I'll show you, line by line, what's different.

Your mortgage lender and force-placed insurance

If your coverage lapses, your mortgage servicer can buy insurance for you and charge you for it. That's called force-placed insurance.

Federal rules (12 CFR §1024.37) require a written notice at least 45 days before charging you, then a reminder at least 15 days before charging. Those notices must say force-placed insurance "may cost significantly more" and may "not provide as much coverage" as insurance you buy.

Once you show proof of continuous coverage, the servicer must cancel it within 15 days and refund overlapping charges.

My advice: send your new declarations page the day you bind, and confirm the mortgagee clause.

How Mark handles a non-renewal

1. 1I read your notice: the reason, the mailing date, the expiration date, and whether your ZIP is under a moratorium.
2. 2I review your declarations page, so we replace what you actually had, not just "a policy."
3. 3I gather what underwriters ask about: roof age and material, updates, mitigation photos and claims history.
4. 4I shop admitted carriers first, then surplus lines, then FAIR Plan + DIC if needed.
5. 5I lay quotes side by side on coverage, not just premium.
6. 6You bind before your expiration date, I help you send proof to your lender, and I re-shop at renewal.

Once I have what carriers need to quote, I start shopping the same week. I represent you, not a single insurance company.

My Gilroy office is at 1329 1st St Suite B, serving Gilroy, Morgan Hill, San Jose and the South Bay. I also quote earthquake and flood. Learn more about Mark.

Frequently asked questions

Sources

• Cal. Ins. Code §675
• Cal. Ins. Code §675.1
• Cal. Ins. Code §678
• CDI residential insurance guide
• CDI Top Ten Tips
• CDI moratorium page
• CDI ZIP code lookup
• CDI Request for Assistance
• CDI Home Insurance Finder
• 12 CFR §1024.37 (CFPB)
• United Policyholders