Washington FAIR Plan: How to Get Coverage When Insurers Won't Write
The Washington FAIR Plan is the state's insurer of last resort for homeowners who can't get coverage in the standard market. It offers fire coverage up to $1.5 million on an actual cash value basis — but it costs more, covers less, and should be a bridge, not a destination.
Key Takeaway
## In Short If you've been non-renewed by your homeowners insurer and no private carrier will write your property, the Washington FAIR Plan is the state's insurer of last resort.
The Bottom Line
If you've been non-renewed by your homeowners insurer and no private carrier will write your property, the Washington FAIR Plan is the state's insurer of last resort. Established in 1968, it provides basic fire insurance coverage up to $1,500,000 for occupied, reasonably maintained primary residences anywhere in Washington. Coverage is on an actual cash value (ACV) basis only, there is no replacement cost (the amount needed to replace or repair your property with similar materials at current prices) option, and premiums are typically higher than the standard market. The FAIR Plan is meant to be a temporary backstop while you work to return to the private market, not a permanent solution. Contact: 425-745-9808 or wafairplan.com.
What Is the Washington FAIR Plan?
FAIR stands for Fair Access to Insurance Requirements. Washington's FAIR Plan was created in 1968 as a joint reinsurance association to provide fire insurance to properties that cannot obtain coverage in the voluntary private market. Under state law (WAC 284-19), every property insurer licensed to write homeowners coverage in Washington is required to be a member of the association. That shared-risk structure means the FAIR Plan receives no taxpayer funding, the cost of insuring high-risk properties is spread across all admitted carriers doing business in the state.
The Washington FAIR Plan is overseen by the Office of the Insurance Commissioner (OIC) and operates as a market of last resort. It does not compete with private insurers, it steps in only when private options have been exhausted.
Why FAIR Plan Enrollment Is Growing
The number of Washington homeowners on the FAIR Plan has grown more than 200% over the past five years, according to KING 5 News. The surge is concentrated in eastern Washington, where wildfire-related non-renewals have more than doubled statewide since 2021, growing from 11,763 to 24,106 homeowners affected, according to the Washington OIC.
The counties hit hardest, Chelan, Kittitas, Okanogan, and Yakima, have seen escalating losses from fires like the 2023 Oregon Road and Gray fires, which destroyed 366 homes and more than 700 total structures in Spokane County alone, according to the Spokesman-Review. Insurance carriers have responded by applying third-party wildfire risk scoring models that can flag entire ZIP codes as high-risk, triggering non-renewals even for properties that have never been touched by fire.
Washington's FAIR Plan enrollment remains far smaller than California's or Florida's, because Washington's overall insurance market is still healthy. The non-renewal problem is real but concentrated in specific eastern counties, not a statewide collapse.
Consider Dan, 58, who owns a 1970s ranch home in the Chelan foothills. After the 2023 fire season, his admitted carrier non-renewed him citing his wildfire risk score, and three other admitted carriers declined to quote. An independent agent placed him on the FAIR Plan with a $650,000 dwelling limit on an actual cash value basis. The benefit: continuous coverage that satisfied his mortgage servicer and bought time to harden the property. The tradeoff: his annual premium roughly doubled compared to his prior admitted policy, and a separate liability gap meant he had to buy a standalone personal liability policy to keep the same protection his old HO-3 included.
Who Is Eligible for the WA FAIR Plan?
The FAIR Plan is available for properties anywhere in Washington that meet the following criteria, according to wafairplan.com:
Owner- or tenant-occupied dwellings. The property must be occupied. According to the WA FAIR Plan FAQ, vacant buildings are generally excluded (with exceptions for properties under construction contracts for repair/rehabilitation, subject to review and inspection).
Reasonably maintained. The property must be in reasonable condition. Properties that are in extreme disrepair or that pose an unacceptable fire hazard due to their physical condition may be declined.
Unable to obtain private coverage. The FAIR Plan is for properties that cannot obtain coverage in the voluntary market. There is no formal requirement to document refusals from a specific number of carriers before applying, but the FAIR Plan is intended as a last resort after private options have been exhausted.
The FAIR Plan covers residential properties anywhere in Washington, not just high-fire-risk eastern counties. A property in western Washington that cannot get standard coverage for any reason may also be eligible.
What the FAIR Plan Covers
FAIR Plan coverage is more limited than a standard HO-3 (the most common homeowners insurance policy form, covering your home against all perils except those specifically excluded) homeowners policy. Here is what the program offers, according to wafairplan.com:
Base Coverage: Fire and Lightning
The foundation of every FAIR Plan policy is coverage for fire and lightning damage to your dwelling. This is the minimum coverage the plan provides.
Optional Extended Coverage
Policyholders can add optional Extended Coverage and Vandalism endorsements. Extended Coverage is a standard ISO endorsement that typically broadens fire-and-lightning coverage to include perils such as windstorm and hail, explosion, riot or civil commotion, aircraft and vehicle damage, smoke, and volcanic action. The WA FAIR Plan does not publish a separate per-peril menu — confirm exactly which perils are included with your agent.
Adding these perils broadens your protection closer to a standard fire policy, though still not equivalent to a full HO-3. The tradeoff is added premium on top of an already higher-than-market base rate, and the endorsements still leave liability, theft, and water damage uncovered — gaps that only a return to a standard HO-3, or a standalone policy, can fully close.
Coverage Limit
The maximum coverage available at any one location is $1,500,000. This covers the dwelling; coverage for personal property and other structures may be available but is more limited than a standard HO-3.
Valuation: Actual Cash Value Only
This is the most important limitation to understand. The FAIR Plan pays claims on an actual cash value (ACV) basis only. Replacement cost coverage, the standard under most HO-3 policies, which pays what it actually costs to rebuild your home at today's prices, is not available.
ACV means your payout is reduced by depreciation based on the age and condition of the damaged property. On an older home in eastern Washington, the gap between ACV and actual rebuild cost can be substantial. The FAIR Plan uses ACV because the program insures properties no private carrier will write — paying full replacement cost on the highest-risk homes in the state would push premiums and assessments on member carriers to levels that would destabilize the shared-risk pool.
What the FAIR Plan Does NOT Cover
Several significant risks that Washington homeowners face are not covered under the FAIR Plan:
Earthquake. No FAIR Plan coverage for earthquake damage. You would need a separate earthquake policy or endorsement (an add-on to your insurance policy that modifies coverage), which can be purchased from private carriers regardless of whether your homeowners coverage is through the FAIR Plan.
Flood. Rising water from rivers, rain, or storm surge is not covered. You would need a separate flood insurance policy through the National Flood Insurance Program (NFIP) or a private flood insurer.
Liability. The FAIR Plan does not include personal liability coverage (Coverage E) or medical payments (Coverage F). If a guest is injured on your property and you're on the FAIR Plan, you have no liability protection through your property coverage.
loss of use. Additional living expenses if you're displaced during repairs are not standard under FAIR Plan coverage.
Personal property beyond basic limits. Coverage for belongings is more restricted than under a standard HO-3.
Because the FAIR Plan does not include liability coverage, homeowners on the FAIR Plan who want liability protection should consider a standalone personal liability policy or umbrella policy.
How Much Does the FAIR Plan Cost?
FAIR Plan premiums are generally higher than standard market rates for comparable coverage, and the coverage you receive is narrower. The program is not designed to be competitive with the private market; it exists to fill the gap when no private option is available.
Your specific premium depends on the property's location, construction type, age, condition, and the coverage options you select. Because coverage is ACV-only and the limits are lower, some policyholders mistake a lower absolute premium for good value, but they are comparing unequal products.
The OIC reviews FAIR Plan rates as part of its regulatory oversight. Washington is a file-and-use state (a state where insurers may implement rates after a 30-day waiting period if the Commissioner does not disapprove) for property and casualty insurance under RCW 48.19.060, meaning insurers, including the FAIR Plan, must file rates with the OIC and may implement them automatically if not disapproved within 30 days.
How to Apply for the WA FAIR Plan
You must apply through a licensed Washington insurance agent. The FAIR Plan does not sell policies directly to consumers.
Steps to apply:
Contact a licensed agent. Any licensed Washington insurance agent can submit a FAIR Plan application on your behalf. If your current agent is not familiar with the FAIR Plan, ask for a referral or use the OIC's agent lookup at insurance.wa.gov.
Document your coverage attempts. While not formally required, having a record of your attempts to obtain private coverage can support your FAIR Plan application and demonstrate eligibility.
Prepare property information. Your agent will need the property address, construction details (year built, square footage, roofing material, construction type), occupancy status, and current condition.
Receive an inspection. The FAIR Plan may require a property inspection before binding coverage. Properties in poor condition may need repairs before a policy is issued.
Select coverage options. Your agent will help you choose between base fire and lightning coverage and optional extended coverage perils.
Contact the FAIR Plan directly at 425-745-9808 or visit wafairplan.com for additional information.
The Coverage Ladder: Standard Market → Surplus Lines → FAIR Plan
The FAIR Plan should be your third option, not your first. Before applying, work through this sequence:
Step 1: Shop the Standard (Admitted) Market
Not every insurer uses the same wildfire risk models or has the same underwriting appetite. An independent agent who represents multiple admitted carriers is your best tool here, they can shop your risk across the broadest range of companies and find carriers still writing in your area. Some admitted carriers that have withdrawn from eastern Washington ZIP codes may still write in neighboring areas or may use different risk models that treat your property more favorably.
Step 2: Explore Surplus Lines Insurance
Surplus lines (also called excess and surplus, or E&S) carriers are non-admitted insurers that have more flexibility to design coverage and set pricing for high-risk properties. According to the Washington OIC, surplus lines insurance is used when other insurers in the market will not offer coverage because of high risk.
Key points about surplus lines in Washington:
Not admitted. Surplus lines carriers are not licensed as standard admitted carriers in Washington, which means they are not backed by the Washington Insurance Guaranty Association. If a surplus lines carrier becomes insolvent, you do not have the same state-backed claim guarantee you would with an admitted carrier.
More flexibility. Surplus lines carriers can offer coverage that admitted carriers won't, but typically at higher premiums and with more restrictions.
Requires a licensed surplus lines broker. Not all agents have surplus lines authority. If your agent doesn't, ask for a referral or contact the Surplus Line Association of Washington to find a licensed broker.
Bridge to FAIR Plan. For many eastern Washington homeowners, surplus lines insurance is a better option than the FAIR Plan because it may offer broader coverage, including replacement cost valuation, even at higher premiums.
“For homeowners who can't get standard coverage, surplus lines is the middle step between the voluntary market and the FAIR Plan — and often worth the higher premium for the broader protection.”
Step 3: Apply for the FAIR Plan
If no admitted carrier and no surplus lines option exists, apply for the FAIR Plan. It will provide basic fire coverage and keep your home insured, protecting both you and your lender, while you continue working toward a better option.
Getting Back to the Standard Market
The FAIR Plan is explicitly designed as a temporary backstop, not a permanent home for your insurance. Here are the most effective strategies for returning to the private market:
Consider Renee, 44, who owns a wood-frame home outside Spokane that lost a detached shop in a 2023 fire spillover. She landed on the FAIR Plan after two admitted carriers declined to quote and one surplus lines option came in at a premium she could not afford. Over the next eighteen months she replaced her wood-shake roof with a Class A metal product, cleared a 30-foot defensible space around the structure, and photographed each phase with timestamps. The upside: by the following renewal an admitted carrier in eastern Washington wrote a full HO-3 with replacement cost valuation at roughly 40% less than her FAIR Plan premium. The tradeoff: the mitigation work cost her well over $20,000 out of pocket and a full year on a narrower ACV-only policy before the better option opened up.
Create and Document Defensible Space
According to the Washington DNR, studies show that as many as 80% of homes lost to wildland fire could have been saved if defensible space had been created around the structures. Washington's Wildland-Urban Interface Code (adopted as part of the State Building Code, WAC 51-55) sets defensible space requirements of 30 to 100 feet depending on your hazard level.
Take dated photographs of your defensible space work. When you re-apply to private carriers, this documentation is concrete evidence of risk mitigation that can influence an insurer's willingness to write, and the premium they charge.
Pursue Home Hardening
Fire-resistant roofing, ember-resistant vents, non-combustible siding and decks, and enclosed eaves all reduce the probability of structure ignition. Insurance carriers increasingly use third-party risk scoring models that incorporate home construction characteristics, hardening your home may improve your score and open doors with carriers that currently decline your property.
Strengthen Washington Homes Program
Senate Bill 6079, which passed the Washington Senate in February 2026, would create the Strengthen Washington Homes Program, a state-funded grant program to help homeowners retrofit properties to IBHS Wildfire Prepared Home standards. Under the proposed legislation, homeowners who earn the IBHS designation would be protected from wildfire-related insurance non-renewals.
If enacted, this program would provide both financial assistance for mitigation work and direct protection from future non-renewals, making it the most powerful pathway out of the FAIR Plan for eligible eastern Washington homeowners. The companion House version is HB 2407. As of May 2026, SB 6079 stalled in the House (returned to Senate Rules in March 2026) and HB 2407 never reached the House floor — neither bill was enacted during the 2026 session.
Shop the Market Annually
Wildfire risk scoring models and carrier underwriting appetites change. A carrier that declined your property this year may be willing to write it after you've made improvements or after a change in their business strategy. Work with an independent agent to re-shop the standard market each year, especially after completing mitigation work.
OIC Oversight and Consumer Protections
The Washington OIC regulates the FAIR Plan as part of its oversight of the state's insurance market. If you have a complaint about the FAIR Plan, for example, a disputed claim, a coverage denial you believe was improper, or a procedural issue, you can file a complaint with the OIC:
Phone: 800-562-6900 (Monday–Friday, 8:30 a.m.–4:30 p.m.)
Online: insurance.wa.gov
The OIC received more wildfire-related policy complaints in the first half of 2024 than in the prior two years combined, according to a KING 5 investigation, reflecting the surge in non-renewals and coverage disputes in eastern Washington.
What This Means for You
If you've just been non-renewed: You have at least 60 days' notice under RCW 48.18.2901. Start by shopping the standard market through an independent agent, then explore surplus lines options. Apply for the FAIR Plan before your coverage lapses, a coverage gap makes future coverage harder and more expensive to obtain.
If you're already on the FAIR Plan: Focus on returning to the private market. Document your defensible space, pursue home hardening improvements, and work with your agent to re-shop the standard market annually. Follow the Strengthen Washington Homes Program (SB 6079), if enacted, its mitigation grants and non-renewal protections could be your path back.
If you're buying a home in eastern Washington: Get insurance quotes before you close. In Chelan, Kittitas, Okanogan, and Yakima counties, don't assume standard coverage is available. Factor in the possibility of surplus lines or FAIR Plan premiums, and the absence of replacement cost coverage, into your purchase decision.
If you have a mortgage: Your lender requires you to maintain coverage sufficient to rebuild. The FAIR Plan can satisfy that requirement, but the ACV-only valuation means your coverage may fall short of the lender's requirements on higher-value properties. Confirm with your lender that FAIR Plan coverage meets their requirements before binding. Because the FAIR Plan excludes liability and loss-of-use, a standalone personal liability or umbrella policy is worth pricing alongside it; if your property is in a flood- or quake-exposed area, separate flood and earthquake policies remain separate decisions regardless of which fire-coverage route you take.