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<ns0:Id>20250AB__203898AMD</ns0:Id>
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<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-17</ns0:ActionDate>
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<ns0:ActionText>AMENDED_ASSEMBLY</ns0:ActionText>
<ns0:ActionDate>2026-03-16</ns0:ActionDate>
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<ns0:SessionYear>2025</ns0:SessionYear>
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<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Assembly Members Harabedian and Zbur</ns0:AuthorText>
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<ns0:Legislator>
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<ns0:Name>Harabedian</ns0:Name>
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<ns0:Name>Zbur</ns0:Name>
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<ns0:Title> An act to amend Section 675.1 of the Insurance Code, relating to insurance. </ns0:Title>
<ns0:RelatingClause>insurance</ns0:RelatingClause>
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<ns0:Subject>Residential property insurance: cancellations and nonrenewals.</ns0:Subject>
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<html:p>Existing law generally regulates classes of insurance, including residential property insurance. Existing law requires an insurer, in the case of a total loss to the primary insured structure under a policy of residential property insurance, for at least the next two annual renewal periods, but no less than 24 months of coverage from the date of the loss, to renew the policy under certain circumstances, including that the total loss to the primary insured structure was caused by a disaster. Existing law prohibits an insurer from canceling or refusing to renew a policy of residential property insurance for a property located in a ZIP Code within or adjacent to a fire perimeter for one year after the declaration of a state of emergency, if the cancellation or nonrenewal is based solely on the fact that the
insured structure is located in an area in which a wildfire has occurred.</html:p>
<html:p>This bill would instead require an insurer to renew the policy of residential property insurance, under the above-described circumstances, for at least the next three annual renewal periods, but no less than 36 months of coverage from the date of the loss. The bill would also prohibit an insurer from canceling or refusing to renew a policy of residential property insurance for a property located in a ZIP Code within or adjacent to a fire perimeter for two years after the declaration of a state of emergency.</html:p>
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<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
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<ns0:Num>SECTION 1.</ns0:Num>
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<html:p>The Legislature finds and declares all of the following:</html:p>
<html:p>
(a)
<html:span class="EnSpace"/>
Wildfires continue to cause widespread destruction of homes across California, displacing families and destabilizing insurance markets in affected communities.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
Senate Bill 824 (Chapter 616 of the Statutes of 2018) established a mandatory one-year moratorium on residential insurance cancellations and nonrenewals following a wildfire-related state of emergency.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
In practice, recovery and rebuilding following a catastrophic wildfire routinely takes multiple years, particularly for homeowners who suffer a total loss of their residence.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
Extending and tailoring the nonrenewal moratorium based on the severity of loss is necessary to ensure housing stability, prevent displacement, and allow homeowners a meaningful opportunity to rebuild and mitigate risk.
</html:p>
<html:p>
(e)
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It is the intent of the Legislature to strengthen consumer protections by expanding the Insurance Commissioner’s authority to prohibit residential insurance nonrenewals following wildfires while maintaining a narrowly tailored, loss-based framework.
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<ns0:Num>SEC. 2.</ns0:Num>
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Section 675.1 of the
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is amended to read:
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<ns0:Num>675.1.</ns0:Num>
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(a)
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In the case of a total loss to the primary insured structure under a policy of residential property insurance subject to Section 675, the following provisions apply:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
If reconstruction of the primary insured structure has not been completed by the time of policy renewal, the insurer, prior to or at the time of renewal, and after consultation by the insurer or its representative with the insured as to what limits and coverages might or might not be needed, shall adjust the limits and coverages, write an additional policy, or attach an endorsement to the policy that reflects the change, if any, in the insured’s exposure to loss. The insurer shall adjust the premium charged to reflect any change in coverage.
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<html:p>
(2)
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The insurer shall not cancel coverage while the primary insured structure is being rebuilt, except for the reasons specified in subdivisions (a) to (e), inclusive, of Section 676. The insurer shall not use the fact that the primary insured structure is in damaged condition as a result of the total loss as the sole basis for a decision to cancel the policy pursuant to subdivision (e) of that section.
</html:p>
<html:p>
(3)
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Except for the reasons specified in subdivisions (a) to (e), inclusive, of Section 676, the insurer shall offer, for at least the next three annual renewal periods, but no less than
36 months of coverage from the date of the loss, to renew the policy in accordance with paragraph (1) if the total loss to the primary insured structure was caused by a disaster, as defined in subdivision (b) of Section 1689.14 of the Civil Code, the loss was not also due to the negligence of the insured, and losses have not occurred subsequent to the disaster-related total loss that relate to physical or risk changes to the insured property that result in the property becoming uninsurable.
</html:p>
<html:p>
(4)
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With respect to policies of residential earthquake insurance, the California Earthquake Authority, or any insurer, including a participating insurer, as defined in subdivision (i) of Section 10089.5, may defer its initial implementation of this section until no later than October 1, 2005.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
With respect to a residential earthquake insurance
policy issued by the California Earthquake Authority, the following provisions apply:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
The participating insurer that issued the underlying policy of residential property insurance on the primary insured structure shall consult with the insured as to what limits and coverages might or might not be needed as required by paragraph (1).
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
The California Earthquake Authority, in lieu of meeting the requirements of paragraph (1), shall establish procedures and practices that allow it to reasonably accommodate the needs and interests of consumers in maintaining appropriate earthquake insurance coverage, within the statutory and regulatory limitations on the types of insurance coverages and the coverage limits of the policies that the authority may issue.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
An insurer shall not cancel or
refuse to renew a policy of residential property insurance for a property located in any ZIP Code within or adjacent to the fire perimeter, for
two years
after the declaration of a state of emergency, as defined in Section 8558 of the Government Code, based solely on the fact that the insured structure is located in an area in which a wildfire has occurred. This prohibition applies to all policies of residential property insurance in effect at the time of the declared emergency.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
For the purposes of this section, the fire perimeter shall be determined by the Department of Forestry and Fire Protection in consultation with the Office of Emergency Services. The department shall provide the commissioner with data describing the fire perimeter sufficient for the commissioner to determine which ZIP Codes are within or adjacent to the fire perimeter. The commissioner shall then issue a bulletin to inform insurers which ZIP Codes are subject to this subdivision.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
Subdivision (b) does not apply in any of the
following circumstances:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
If willful or grossly negligent acts or omissions by the named insured, or his or her representatives, are discovered that materially increase any of the risks insured against.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
If losses unrelated to the postdisaster loss condition of the property have occurred that would collectively render the risk ineligible for renewal.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
If there are physical or risk changes to the insured property beyond the catastrophe-damaged condition of the structures and surface landscape that result in the property becoming uninsurable.
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<html:p>
(d)
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For the purposes of this section, “policy of residential property insurance” has the meaning described in subdivision (a) of Section 10087.
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