Fire Insurance and Coverage in Pine Mountain Club

If there's one topic that comes up in almost every transaction I handle in Pine Mountain Club, it's insurance. The California insurance market for mountain homes has shifted dramatically in recent years, and buyers need to understand the landscape before making an offer. I'm not an insurance agent, but I've guided enough clients through this process to know what works and what doesn't.

The Current Insurance Market

Several major carriers have reduced or eliminated coverage in high-fire-risk areas across California, and mountain communities like PMC have been directly affected. State Farm, Allstate, and others have pulled back, leaving fewer options for standard homeowner's policies. This doesn't mean you can't get insurance — it means you need to shop early, shop smart, and work with brokers who specialize in mountain properties. I always recommend starting the insurance search as soon as you're serious about a property, not after your offer is accepted.

Carriers That Still Write in PMC

There are still carriers writing policies in Pine Mountain Club, particularly smaller specialty companies and surplus lines carriers. An independent insurance broker with experience in mountain communities is your best resource here. They can access markets that direct-to-consumer companies can't. Rates vary widely depending on the home's age, construction materials, proximity to fire hydrants, and the condition of your defensible space.

The California FAIR Plan

If you can't find coverage through the standard market, the California FAIR Plan is the insurer of last resort. It provides basic fire coverage, but it's limited — it doesn't include liability, theft, or many of the protections a standard policy offers. Most homeowners who use the FAIR Plan also purchase a Difference in Conditions (DIC) policy to fill the gaps. The combination can be more expensive than a standard policy, so factor this into your budget when buying in PMC.

AB38 and Insurance

• California's AB38 law requires a defensible space inspection during home sales
• Properties that meet defensible space requirements may qualify for better rates
• Some carriers require AB38 compliance before issuing or renewing a policy
• Sellers should complete fire clearing before listing to avoid transaction delays

What Buyers Should Do

My advice to every buyer: get insurance quotes before you remove contingencies. Know what your annual premium will be and make sure the coverage meets your lender's requirements. If you're selling and want to make your property more attractive to buyers, invest in fire clearing, upgrade to fire-resistant roofing and siding, and keep documentation of all improvements. These steps can meaningfully affect insurability and premium costs.

Insurance shouldn't be a reason not to buy in PMC — but it should be part of the conversation from day one. I walk my clients through this process every time (DRE# 02011892), and I'm happy to connect you with brokers who know the mountain market.