In 90210, insurers declined 10.3% of homeowners renewals in 2023 and 28.8% of insured homes were on the FAIR Plan in 2022, against 9.4% and 3.2% statewide. More than one home in four has already left the admitted market, and most of them are worth more than the FAIR Plan's dwelling limit.
What the numbers say about 90210
Of the homeowners policies in 90210 that came up for renewal in 2023, insurers declined 10.3% (419 of 4,078), against 9.4% statewide. In 2022, 28.8% of insured homes in 90210 were on the California FAIR Plan (1,803 of 6,267), against 3.2% statewide. Those are California Department of Insurance figures, by ZIP code, and they describe Beverly Hills better than any carrier's appetite guide does.
The year-by-year non-renewal shares for 90210: 2020: 11.6%, 2021: 17.3%, 2022: 19.3%, 2023: 10.3%. The ZIP lookup on this site shows the same figures for any California address.
Why Beverly Hills homes are hard to insure
The flats south of Santa Monica Boulevard are a different risk from the streets above Sunset. On the State Fire Marshal's 2025 map the Very High Fire Hazard Severity Zone covers the hillside north of Sunset and, new in 2025, a band south of it reaching roughly to a line between Lomitas and Elevado Avenues; that designation drives both carrier appetite and the Beverly Hills Fire Department's Brush Clearance Program, which inspects every parcel in the zone each year from April 1 and requires clearance year-round. Rebuild cost is the second problem: custom finishes, hillside engineering and access push the cost per square foot far above tract-home averages, so a dwelling limit copied from the purchase price or a prior policy is usually wrong in both directions. I set the limit from a replacement-cost estimate for the actual house and document it, so the carrier underwrites to it instead of arguing about it after a loss.
The third problem is specific to high-value homes: the FAIR Plan's dwelling limit is three million for a residential property, and a large share of Beverly Hills homes rebuild for more. A FAIR Plan policy alone leaves the top of the house uninsured; the excess layer is not optional here.
The three ways a Beverly Hills home gets insured
Three ways a home here gets insured, in the order I try them:
- Admitted carriers. Still writing for some homes: newer construction, ember-resistant vents and roofing, cleared defensible space, a clean loss history. Appetite is limited and changes street by street.
- Surplus lines. For homes the admitted market declines. Not backed by the state's guaranty association (CIGA), a point I put in writing with the fee disclosure before anything is bound.
- FAIR Plan plus a DIC policy. The FAIR Plan covers fire or lightning, internal explosion and smoke, up to three million in dwelling coverage for a residential property. A difference-in-conditions policy adds liability, theft, water damage and additional living expenses. Above three million, an excess layer sits on top. The three policies need one set of dates and matching limits, which is the broker's job; the FAIR Plan sells none of the other two.
Before you accept the FAIR Plan quote
Two things to check before accepting a FAIR Plan quote. After a declared wildfire emergency the Insurance Commissioner can order a moratorium on cancellations and non-renewals for ZIP codes in or next to the fire perimeter, under Insurance Code section 675.1. Bulletin 2025-1, issued January 9, 2025 and amended on January 17, covered every ZIP code on this page for one year from the January 7, 2025 emergency declaration; that year ended on January 7, 2026, so a notice received now stands unless a new order names your ZIP. AB 2038, signed in September 2026, makes future moratoriums two years long from January 1, 2027. The Department of Insurance keeps the list of orders and ZIPs. And California's Safer from Wildfires standard, in force since the 2022 regulation, requires carriers that rate on wildfire risk to give discounts for ember-resistant vents, a Class A roof, a five-foot ember-resistant zone, cleared defensible space and the other listed measures, so a home that was declined two years ago may qualify again after the work is done.
Trusts, LLCs and lenders
Many homes here are held in a trust or an LLC. The named insured has to match the title holder, the trust or company is added where the carrier allows it, and the lender's mortgagee clause has to read exactly as the loan documents require, or the evidence of insurance bounces at escrow. I handle that with the escrow officer directly.
Umbrella liability usually sits above the home policy here, and a DIC policy or a surplus lines policy has to be written so the umbrella will attach to it. I check the underlying-limit requirements on the umbrella before binding the home.
What I need to quote
The address, year built and square footage, roof type and year, updates to wiring, plumbing and heating, how the title is held, the current declarations page if there is one, and the date coverage must start. A declarations page and a renewal or non-renewal notice are enough to begin; the rest I can pull from public records and ask about as I go.
Common questions
Can I get a quote if my carrier non-renewed me?
Yes. A non-renewal notice in California comes at least 75 days before the policy ends; the 75-day action plan on this site sets the dates, and the FAIR Plan plus DIC is the fallback if admitted carriers decline.
Do you only work in Beverly Hills?
No. The office is on Canon Drive, and I place homes across Los Angeles County and in 49 states; this page is about what is specific to 90210.
Is a FAIR Plan policy enough for my lender?
Usually, for the hazard requirement, when the dwelling limit meets the loan's requirement. The DIC policy is for you: liability, theft, water damage and living expenses are not the lender's concern, but they are yours.
My rebuild cost is more than the FAIR Plan limit. Can the home still be covered?
Yes. The FAIR Plan limit applies to its dwelling coverage; an excess policy covers the rebuild cost above it, coordinated with the DIC policy so the three documents describe one house.
Can I buy the DIC policy from the FAIR Plan?
No. The FAIR Plan writes only its own policy. A difference-in-conditions policy comes from a separate admitted or surplus lines insurer, through a broker.
General information about high-value home insurance in Beverly Hills as of October 2026, not legal advice. Department of Insurance figures are by ZIP code (90210) for 2020–2023 and FAIR Plan 2022; carrier appetite, moratorium orders and fire hazard maps change. Check your parcel's zone with the Beverly Hills Fire Department. Coverage depends on underwriting and the terms, conditions and exclusions of the policy actually issued.