Washington Wildfire Non-Renewals: What to Do If You Lose Coverage
Washington wildfire non-renewals have more than doubled since 2021, jumping from 11,763 to 24,106 statewide. If your insurer drops you, state law gives you at least 60 days' notice and requires a written reason. Here is what to do next — from shopping surplus lines to applying for the FAIR Plan.
Key Takeaway
Pending legislation (SB 5928) would, if enacted, give you the right to appeal non-renewals based on wildfire risk scores; the bill stalled in the House in March 2026 and was not enacted during the 2026 session.
The Bottom Line
If your homeowners insurer non-renews your policy because of wildfire risk, you are not out of options. Washington law requires at least 60 days' written notice before a non-renewal takes effect, and the notice must include the insurer's actual reason for refusing to renew. Use that time to shop the standard market through an independent agent, explore surplus lines carriers, and, if no private option exists, apply for the WA FAIR Plan. The number of Washington homeowners receiving non-renewal notices has more than doubled since 2021, growing from 11,763 to 24,106 statewide, according to the Washington Office of the Insurance Commissioner (OIC). This is a concentrated problem, primarily affecting eastern Washington, but if you are in the crosshairs, having a plan matters.
Why Non-Renewals Are Surging
Wildfire non-renewals in Washington are driven by a combination of escalating fire losses and the insurance industry's increasing reliance on third-party wildfire risk scoring models. According to the OIC, the number of homeowners who have been non-renewed or canceled has doubled since 2021. The OIC launched an annual residential non-renewal and cancellation data call in 2024 to track the trend by ZIP code and reason.
The losses fueling these decisions are real. In 2023, the Gray and Oregon Road fires in Spokane County destroyed a combined 366 homes and 710 structures, with the Spokane County Assessor reporting $166 million in lost assessed property value — collectively the most destructive set of fires the state has experienced, according to the Spokesman-Review. The OIC's review of those fires, published in October 2024, documented what happened when survivors filed claims: of 355 policyholders with significant dwelling losses, 244, nearly 69%, exhausted their coverage limits entirely. "That's a sign that in most cases, the coverage limits were reached," said then-Commissioner Mike Kreidler. "It's a tragic loss for the people involved in these fires and an unfortunate situation to not be made whole after a life-changing event." (OIC, Oct. 28, 2024) Thirty-two percent of policyholders with significant losses had been dropped by their previous carriers before they could even file. Medical Lake Mayor Terri Cooper, whose city lost dozens of homes in the Gray Fire, put it plainly: "I don't know of a single person not underinsured."
In 2024, approximately 1,800 fires burned roughly 308,000 acres statewide, more than double the 2023 total, according to the Seattle Times / DNR data.
But non-renewals are not limited to properties that have burned. Insurers use third-party wildfire risk scoring models from companies like Verisk and CoreLogic that flag entire ZIP codes as high-risk based on satellite data, historic fire perimeters, and vegetation. These models exist because reinsurers — the companies that insure insurers — increasingly price catastrophe risk by aggregated geographic exposure, so a carrier with too many policies in a flagged ZIP faces higher reinsurance costs whether or not any individual home has burned. Verisk found that 20% of Washington homes face moderate to extreme risk of wildfire, according to the Seattle Times. A high score alone can trigger a non-renewal, even if no fire has ever come close to your property.
Your Legal Rights Under Washington Law
Washington law provides specific protections when an insurer non-renews your policy. Understanding these rights is your first step.
60-Day Written Notice
Under RCW 48.18.2901, your insurer must deliver or mail written notice of non-renewal to you at least 60 days before the expiration date of the policy, and the notice must include the actual reason for non-renewal. This notice period was extended from 45 to 60 days for policies issued or renewed on or after July 1, 2025 (SB 5798, 2024) — the legislature lengthened the window because shopping for replacement coverage in hard markets, especially through surplus lines or the FAIR Plan, regularly takes longer than the old 45-day timeline allowed.
Written Reason Required
The non-renewal notice must include the insurer's actual reason for refusing to renew. This is not optional, the statute requires it. If the reason is wildfire risk, the notice should say so.
Unearned Premium Refund
If your insurer cancels mid-term rather than non-renewing at expiration, any unearned premium must be paid or mailed to you no later than 45 days after the date of notice.
File a Complaint with the OIC
If you believe your non-renewal violates Washington law, for example, if you did not receive the required notice or the stated reason is inaccurate, you can file a complaint with the OIC. The OIC has received more wildfire-related policy complaints in the first half of 2024 than in the prior two years combined, according to the OIC. Contact the OIC at 800-562-6900 (Monday through Friday, 8:30 a.m. to 4:30 p.m.).
Step-by-Step: What to Do When You Get the Notice
Step 1: Read the Notice Carefully
Identify the effective date and the stated reason. Mark the date on your calendar, you have at least 60 days, but the clock is already running.
Step 2: Contact an Independent Insurance Agent
An independent agent represents multiple carriers, not just one company. This matters because not every insurer uses the same wildfire risk models, and some admitted carriers still write policies in areas where others have pulled out. Ask your agent to shop your risk across all available standard market carriers.
Step 3: Ask About Surplus Lines Insurance
If no standard market carrier will write your policy, surplus lines (also called excess and surplus, or E&S) insurers have more flexibility to design coverage and set pricing for high-risk properties. According to the OIC, surplus lines insurance is used when other insurers in the market will not offer coverage because of high risk. Surplus lines premiums are typically higher than standard market rates, and these policies are not backed by the Washington Insurance Guaranty Association, but they provide real coverage when no other option exists.
Not all agents have surplus lines authority. If yours does not, ask for a referral to a licensed surplus lines broker. The Surplus Line Association of Washington can also help you find a broker.
Consider Marcus, a 52-year-old homeowner in Chelan County whose standard carrier dropped him after a third-party model flagged his ZIP as high wildfire risk. After three admitted carriers declined to quote, an independent agent placed him with a surplus lines insurer. The benefit was real coverage in place before his old policy lapsed; the tradeoff was a premium roughly double what he had paid before, plus the fact that surplus lines policies are not backed by the Washington Insurance Guaranty Association if the carrier becomes insolvent.
Step 4: Apply for the WA FAIR Plan
If no private carrier, standard or surplus lines, will write your policy, the Washington FAIR Plan is the insurer of last resort. It offers fire insurance coverage up to $1,500,000 on an actual cash value (ACV) basis for occupied, reasonably maintained primary residences. The tradeoff is meaningful: ACV pays depreciated value at the time of loss rather than replacement cost, and the FAIR Plan does not cover liability, theft, or water damage that a standard homeowners policy would include. Contact the FAIR Plan at 425-745-9808. See our detailed FAIR Plan guide for eligibility requirements and coverage details.
Step 5: Consider a Difference in Conditions (DIC) Policy
If your FAIR Plan or surplus lines policy has coverage gaps, particularly for perils like flooding from firefighting water runoff, a Difference in Conditions policy can fill them. DIC policies are available through surplus lines insurers and cover landslides, mudflows, earthquakes, and floods under one policy, according to the Washington OIC. Because the FAIR Plan does not include personal liability coverage, homeowners who land there typically also need a standalone liability or umbrella policy to replace the liability protection a standard homeowners policy would have provided.
What Wildfire Mitigation Can Do for Your Insurability
Creating defensible space and hardening your home to wildfire can improve your chances of maintaining or obtaining coverage. 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.
Documentation matters. Take dated photos of your mitigation work, cleared vegetation, fire-resistant roofing, ember-resistant vents, non-combustible siding. If you apply for coverage and an insurer asks about mitigation, photos provide concrete evidence that your property meets or exceeds standards.
Pending Legislation: SB 5928 and SB 6079
Two bills in the 2026 Washington legislative session directly address the non-renewal crisis.
SB 5928: Wildfire Risk Score Transparency
SB 5928 passed the state Senate 48-1 in February 2026, according to the OIC. If enacted, the bill would require insurers to disclose your wildfire risk score, explain the factors behind it, describe steps you can take to improve it, and allow you to appeal when you have completed mitigation work or can identify inaccuracies. The bill stalled in the House and was returned to Senate Rules in March 2026; it was not enacted during the 2026 session.
SB 6079: Strengthen Washington Homes Program
SB 6079 would, if enacted, create a state-funded grant program to help homeowners retrofit properties to IBHS Wildfire Prepared Home standards. Homeowners who earn the IBHS designation through the program could not be non-renewed or canceled based on wildfire risk. The companion House version is HB 2407. SB 6079 passed the Senate but was returned to Senate Rules in March 2026; HB 2407 never reached the House floor. Neither bill was enacted during the 2026 session.
“The number of homeowners who have been non-renewed or canceled by their insurance company has doubled since 2021, growing from 11,763 to 24,106.”
Common Mistakes to Avoid
Do not let your coverage lapse. A gap in coverage history makes it harder and more expensive to get a new policy. If your non-renewal date is approaching and you have not secured replacement coverage, apply for the FAIR Plan immediately, even if you are still shopping other options.
Do not assume all carriers will non-renew you. Different companies use different risk models and have different risk appetites. An independent agent can find carriers that still write in your area.
Do not ignore the stated reason. If the non-renewal cites wildfire risk based on a third-party score, find out what score was used. Some homeowners have found errors, such as a score reflecting conditions before recent mitigation work. Under current law, there is no formal right to appeal a risk score, but SB 5928 would create one if enacted.
Do not wait until fire season. Shop for coverage well before summer. Insurers are more likely to write new policies during winter months when fire risk is lower, and you will have more time to compare options.
What This Means for You
If you just received a non-renewal notice: You have at least 60 days. Start shopping immediately through an independent agent, then explore surplus lines, then apply for the FAIR Plan if neither produces an offer — and do not let your coverage lapse at any step.
If you are worried about a future non-renewal: Take preventive action now. Create defensible space, document your mitigation work, and ask your agent whether your carrier plans to continue writing in your area. Consider joining or establishing a Firewise USA community.
If you are buying a home in a fire-prone area: Get insurance quotes before you close. In eastern Washington counties, particularly Chelan, Kittitas, Okanogan, and Yakima, do not assume you can get standard coverage. Factor surplus lines or FAIR Plan premiums into your budget.
If you want to advocate for change: Follow the progress of SB 5928 and SB 6079 in the 2026 session. Contact your state legislators to share your non-renewal experience.