California Roof and Home Insurance Rules

The short answer

In California, your insurer must send a non-renewal notice at least 75 days before your policy ends, and it must state the specific reason. A new law, SB 1301, raises that to 90 days and adds roof-age protections starting January 1, 2028. In California, roof type matters mostly because of wildfire risk: fire-resistant roofs can make a home easier to insure.

Notice rules

75 days: insurers must send notice of non-renewal at least 75 days before the policy expires.
Reason required: the notice must state the specific reason or reasons.

Source: California Insurance Code section 678.

New law: SB 1301 (starts January 1, 2028)

California passed SB 1301, chaptered September 27, 2026. Most of it takes effect January 1, 2028, so policies renewing before then are not affected.

Roof age alone: insurers generally can’t refuse to renew solely because of the roof’s age, under certain conditions. A summary of the text says this applies when you get an independent inspection showing at least 5 years of useful roof life. Insurers can still act on roof condition, like leaks or damage.
90 days’ notice: non-renewal notices must arrive at least 90 days before your policy ends, up from 75.
Fixable problems: if your home fails a guideline because of something you can fix, the insurer must tell you at least 120 days ahead and give you at least 90 days to fix it or provide more information.
Explanations and photos: insurers must explain the reasons in plain language, share any non-aerial images they relied on, and provide inspection findings within 15 days if you ask.

Until 2028, the current 75-day notice rule applies. Ask your insurer in writing what kind of roof inspection it will accept.

Why your roof matters in California

Wildfire risk drives many California non-renewals.
A fire-resistant roof, often called a Class A fire-rated roof, is one of the home-hardening steps insurers and the state look at.
Ask your insurer which wildfire safety steps, including roof upgrades, earn a discount.

Roof age limits reported at California insurers

California law does not set a roof age limit. Each insurer sets its own rules. A 2026 San Francisco Chronicle review of insurer filings, reported by Insurance Business, found:

Mercury and Wawanesa generally do not insure homes with roofs older than 25 years. Tile and slate roofs are exceptions.
The California FAIR Plan does not give full replacement-cost coverage on homes more than 25 years old unless the roof has been replaced within that time. Otherwise, it covers at actual cash value.

Insurer rules change. Ask your insurer or agent for the current rule in writing.

If you lose coverage

Shop with an independent agent first.
The California FAIR Plan is a last-resort option for homeowners who can’t find coverage. It usually covers less, so many people add a separate “difference in conditions” policy.
Contact the California Department of Insurance consumer hotline if you think a non-renewal was unfair.

Good to know

Keep photos and receipts for any wildfire safety work, such as a new roof, cleared vegetation, or ember-resistant vents. Send them to your insurer and any new insurer you apply with.

Want a local roofer to take a look?

A local roofer can check your roof and tell you whether a repair, a roof certification, or a replacement makes sense. Free, with no obligation.

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Common questions

Can my insurer non-renew me after a wildfire near my area?

California has special protections after declared wildfire emergencies in some areas. Ask the California Department of Insurance whether one applies to you.

Is roof age as big an issue in California as in Florida?

Usually wildfire risk is the bigger issue in California, but insurers can still look at roof age and condition.

Laws and insurer rules change. This page is general information, not legal advice. Last reviewed October 2026.