Can a wildfire moratorium stop my insurer from dropping me in California?
LAST UPDATED · WRITTEN BY EMIO Staff · REVIEWED BY Brian Joyner, NY, CA & TX Licensed P&C Producer, PER OUR EDITORIAL STANDARDS · REPORT AN ERROR
For a while, yes. After a declared wildfire emergency, California's Insurance Commissioner has frequently ordered insurers not to non-renew or cancel homeowners policies because of wildfire risk in and around the fire area. These moratoriums are typically valid for one year, whether or not the home was damaged. Homes that were a total loss have frequently been protected for up to 24 months. The protection is temporary and limited to specific ZIP codes, so it's worth checking whether your address is covered and planning ahead before it ends.
How a California wildfire moratorium works
A moratorium starts with a declared state of emergency. After the Governor declares one for a wildfire, the Insurance Commissioner has historically issued one-year moratoriums under a 2018 state law. The year is counted from the date of the Governor's emergency declaration, which can be a week or more before the moratorium is announced. The order covers homes inside the fire perimeter and in the ZIP codes next to it.
- Insurers can't nonrenew or cancel covered homeowners policies because of wildfire risk during that year, whether or not the home was damaged. The order applies to both admitted and surplus-lines (non-admitted) insurers.
- If your home was a total loss, the protection can last up to 24 months.
- Coverage depends on location: your address must be inside the fire perimeter or in one of the adjoining ZIP codes the Department lists.
- When the moratorium ends, normal nonrenewal rules apply again.
Wildfire moratoriums in effect now
As of mid-October 2026, these moratoriums are still within their one-year terms. Each runs from the Governor's emergency declaration, so the end dates are approximate. Check the Department's ZIP code list for your exact address.
- Gann Fire, Calaveras, San Joaquin, Amador, Tuolumne and Stanislaus counties: Declared August 6, 2026, so it runs to about early August 2027. It covers more than 60,000 residents in the fire area and about two dozen adjoining ZIP codes, and it also protects some commercial policies. (California Department of Insurance)
- Gifford Fire, San Luis Obispo and Santa Barbara counties, with a few adjoining ZIP codes in Kern and Ventura counties: Declared December 23, 2025, so it ends around late December 2026. It covers about 30 ZIP codes and about 150,000 policyholders. (California Department of Insurance)
- Pack Fire, Mono and Inyo counties: Declared December 9, 2025, so it ends around early December 2026. It covers nearly 15,000 policyholders. (California Department of Insurance)
If you live in the Gifford or Pack Fire areas, your protection ends within a few months, and normal nonrenewal rules apply again after that. It's a good time to review your options or talk with a licensed agent.
Businesses, HOAs and apartment buildings
Since January 1, 2026, a state law, SB 547, has allowed wildfire moratoriums to protect more than homes. It extends them to businesses, condominium and homeowners associations, affordable housing, senior living facilities and nonprofits.
The Gann Fire order includes commercial policies, such as those for homeowners associations, apartment complexes and senior living facilities. The earlier Gifford and Pack Fire orders cover residential policies only. If you own or manage a commercial or multi-unit property, check whether the order for your area includes your type of policy.
What a moratorium doesn't do
A moratorium is a pause, not a permanent fix. Keep these limits in mind:
- It's temporary: Protection ends after one year, or up to 24 months for total losses, and then normal nonrenewal rules apply again.
- It only blocks wildfire-based decisions: The orders bar cancellations and nonrenewals based solely on a home being in an area where a wildfire occurred. An insurer may still be able to act for other reasons.
- It covers listed ZIP codes only: If your ZIP code isn't on the Department's list, the order doesn't protect you, although the Department can add ZIP codes later.
- It reaches back only to the emergency declaration: Insurers must offer to rescind wildfire-risk notices sent on or after the declaration date for homes in the listed ZIP codes. If you were nonrenewed before that date, the Department encourages you to contact it for help understanding your options.
- It isn't a rate freeze: The orders don't address premiums or rates, so don't assume your renewal price is locked in.
- It doesn't mention the California FAIR Plan: The orders are addressed to admitted and surplus-lines insurers. If you're on the FAIR Plan, ask the Department how an order applies to your policy.
How to check your ZIP code and what to do next
- Check your ZIP code: The California Department of Insurance's moratorium page lists each order and links to a ZIP code lookup.
- If you received a notice and your ZIP code is covered: Contact your insurer first and ask it to reinstate or renew your policy. If it refuses, you can file a Request for Assistance with the Department.
- Use the time to plan: A moratorium buys time, not a long-term answer. Gather your declarations pages, any notices, and records of mitigation work, which can strengthen a future submission. Then review your alternatives and talk with a licensed agent before your protection ends.