Surviving a devastating wildfire can still come with aftershocks - worrying about losing your homeowners policy shouldn't be one of them. California's one-year moratorium cancellations and non-renewals offers critical short-term relief for residents in declared wildfire disaster zones. Here's what you need to know.
What Is the Wildfire Moratorium?
Enacted by Senate Bill 824 (2018), the moratorium prevents residential insurers from canceling or refusing to renew policies for one year after the Governor declares a wildfire emergency in your area (Calmatters.Digitaldemocracy, "SB 824: Insurers: declared disaster: homeowners’ insurance policies.", 2026). Insurance Code §675.1(b)(1) authorizes the California Department of Insurance (CDI) to issue bulletins identifying affected ZIP codes and enforcing the moratorium (California Department of Insurance, "Untitled", 2026).
Since January 1, 2026, this protection extends to commercial policies under SB 547, covering businesses, homeowners' associations (HOAs), condominiums, affordable housing units, and non-profits (California Department of Insurance, "New laws sponsored by Commissioner Lara to strengthen consumer protections an...", 2025).
How the Moratorium Works
- Emergency Declaration: The Governor declares a state of emergency for a wildfire.
- Bulletin Issuance: CDI publishes a bulletin listing fire perimeters and the ZIP codes within or adjacent to those perimeters (California Department of Insurance, "Mandatory 1 Yr Moratorium on Non-Renewals", 2026).
- Protected Period: For one year from the emergency declaration, insurers cannot cancel or non-renew your policy based on wildfire risk alone.
- Retroactive Coverage: Bulletins may retroactively cover cancellations issued up to 90 days before the declaration (Faegredrinker, "CDI Expands Moratorium on Policy Cancellations to Include ZIP Codes Impacted ...", 2025).
Checking Your ZIP Code
- Visit CDI's Moratorium Page: https://www.insurance.ca.gov/140-catastrophes/MandatoryOneYearMoratoriumNonRenewals.cfm (California Department of Insurance, "Zip Codes Covered by Mandatory One Year Moratorium on Non-Renewals", 2026)
- Find Your Fire: Locate the wildfire name (e.g., "Palisades Fire, January 2025").
- View the Bulletin: Click the link to see the exact ZIP codes protected.
- Verify Notices: If you received a cancellation or non-renewal for wildfire risk during that year, contact your carrier for reinstatement or file a complaint with CDI.
Below is a snapshot of every wildfire‐related one-year moratorium currently in effect (i.e. declarations within the past 12 months as of April 2026). Where available, we've pulled a handful of sample ZIP codes; for full lists, click the Bulletin links.
| Fire Name & Bulletin | Declaration Date | County(ies) | Sample ZIP Codes | Notes |
|---|---|---|---|---|
| Gifford Fire Bulletin 2026-01 (Jan 9, 2026) (California Department of Insurance, "Commissioner Lara protects nearly 150,000 Californians in Kern, Santa Barbara...", 2025) |
December 23, 2025 | Santa Barbara, San Luis Obispo, Ventura, Kern | (see Bulletin) | Protects more than 147,000 policyholders across 29 ZIP codes. |
| Pack Fire Dec 9, 2025 Declaration (California Department of Insurance, "Commissioner Lara protects thousands of Californians in Mono and Inyo countie...", 2025) |
December 9, 2025 | Mono, Inyo | 93514 (Inyo) | Shields more than 14,800 policyholders in Sierra foothill communities. |
| TCU September Complex Fire Sept 19, 2025 Declaration (California Department of Insurance, "Commissioner Lara protects 124,000 Californians across six counties in Sierra...", 2025) |
September 19, 2025 | Calaveras, Tuolumne, San Joaquin, Stanislaus, Mariposa, Merced | (see Bulletin) | Protects approximately 124,000 homes across 39 ZIP codes in six Sierra foothill counties. |
| Franklin Fire June 18, 2025 Declaration (Ibid., "Mandatory 1 Yr Moratorium on Non-Renewals", 2026) |
June 18, 2025 | Los Angeles | (see Bulletin) | One-year protection from June 2025 declaration. |
| Palisades, Eaton, Hurst, Lidia, Sunset, Woodley & Olivas Fires Bulletin 2025-1 (Jan 17, 2025) (California Department of Insurance, "Bulletin 2025 1 One Year Moratorium Updated Zip Codes Amended 17 January 2025", 2026) |
January 7, 2025 | LA & Ventura | 90049, 90077, 91362, 91361, 93010, 93003 | Moratorium shields properties within or adjacent to fire perimeters, regardless of actual loss. |
| Hughes Fire Supplemental Bulletin (Feb 25, 2025) (California Department of Insurance, "Commissioner Lara expands moratorium bringing wildfire survivors protected to...", 2025) |
January 27, 2025 | Los Angeles | 91367, 90068, 90046, 90069 | Adds ZIPs contiguous to the Hughes perimeter under the same one-year protection. |
Key Distinguishing Details
- Perimeter‐based ZIP inclusion: Moratorium applies to ZIPs within or adjacent to CAL FIRE–mapped perimeters (Ibid., "Mandatory 1 Yr Moratorium on Non-Renewals", 2026).
- Retroactive coverage: Bulletins may include cancellations issued up to 90 days before a Governor’s declaration (Ibid., "Mandatory 1 Yr Moratorium on Non-Renewals", 2026).
- Total‐loss extension: Properties with complete loss get two additional annual renewals beyond the one-year moratorium (CalMatters, "SB 824: Insurers: declared disaster: homeowners’ insurance policies.", 2026).
- Commercial protection: Beginning January 1, 2026, SB 547 extended moratorium protections to businesses, HOAs, condominiums, affordable housing, senior living facilities, and non-profits.
To see the full ZIP code lists for any fire above, click its Bulletin link.
Beyond Year One: What Happens Next
The moratorium buys homeowners time, but it's not permanent:
- Non-Renewals Resume: After one year, insurers may again cancel or non-renew based on wildfire risk. Understanding California's broader insurance landscape helps homeowners prepare for what comes after moratorium protection expires.
- FAIR Plan Reliance: Many displaced homeowners turn to the California FAIR Plan, which covers fire perils only and often comes with higher premiums and limited coverage (Faegre Drinker, "CDI Expands Moratorium on Policy Cancellations to Include ZIP Codes Impacted ...", 2025).
- Market Constraints: Post-moratorium, insurance options can be scarce—especially in ZIP codes with repeated wildfire losses (Ibid., "CDI Expands Moratorium on Policy Cancellations to Include ZIP Codes Impacted ...", 2025).
Extra Protections & Extensions
In certain cases, CDI has gone further:
- Total Loss Renewals: If your home suffered a total loss, insurers must offer coverage for two additional annual renewal periods from the loss date (California Department of Insurance, "Mandatory 1 Yr Moratorium on Non-Renewals", 2026).
- Voluntary Stays: Commissioners have asked carriers to withdraw pending cancellations issued up to 90 days before a disaster (Ibid., "Bulletin 2025-1 One-Year Moratorium for Palisades and Eaton Fires", 2025).
- Grace Period Extensions: Insurers may extend the usual 60-day premium grace period for wildfire-affected policyholders.
Since 2019, Commissioner Lara's moratorium actions have protected more than 4 million homeowners, with more than 1.2 million homeowners protected in 2025 alone (Ibid., "Commissioner Lara protects nearly 150,000 Californians in Kern, Santa Barbara...", 2025).
Making the Most of the Moratorium
- Review Your Policy: Use this year to ensure dwelling limits and endorsements (e.g., ordinance & law, extended replacement cost) meet your needs.
- Shop Broadly: An independent broker can scan multiple carriers and surplus-lines markets before your moratorium ends. For a full picture of navigating California's home insurance options, consider both traditional carriers and alternative markets.
- Mitigate Risk: Invest in wildfire-hardening upgrades—defensible space, ember-resistant vents—to secure credits and wider carrier options.
- Prepare for Renewal: Six months before expiry, explore quotes to prevent last-minute coverage gaps.
