California's hills, canyons and coastal bluffs are beautiful places to live, but they come with the risk of landslides, mudflows and debris flows. These risks rise after heavy rain and after wildfires strip slopes of vegetation. Many homeowners are surprised to learn that their homeowners policy likely excludes most of this damage. This guide explains how different policies treat earth movement and what you can do about it.
Homeowners insurance usually excludes earth movement
Most homeowners policies exclude earth movement, which typically includes landslides, mudslides, sinkholes, subsidence and earthquakes, no matter what causes it. Some policies cover certain resulting losses, such as a fire or explosion that results from earth movement. Read the exclusions section of your policy and ask your broker. See our declarations page guide for help reading your policy.
Flood insurance covers mudflow, but not landslides
The National Flood Insurance Program (NFIP) includes mudflow in its definition of flood. FEMA describes mudflow as a river of liquid, flowing mud on surfaces of normally dry land, where earth is carried by a current of water. Landslides, such as slope failure or saturated soil sliding down a hillside, aren't mudflow. They're excluded as earth movement, even if a flood caused them. See FloodSmart.gov and FEMA's NFIP mudflow fact sheet.
The distinction matters in a claim. If wet hillside soil slumps onto your home, that's likely a landslide and not covered. If a flowing, liquid stream of mud enters your home, that may be mudflow and covered under a flood policy.
NFIP policies generally have a 30-day waiting period before coverage begins, with some exceptions. Don't wait until a storm is forecast to buy. Private flood policies may define mudflow differently. See our flood insurance guide.
After wildfires: debris flows
Wildfires burn vegetation that holds soil in place and can make soil repel water. When heavy rain follows, fast-moving debris flows can occur, sometimes with little warning. Areas below recent burn scars face elevated risk for several years.
Whether a debris flow is covered depends on the facts and the policy language. Some may qualify as mudflow under a flood policy. Others may be considered landslides. Ask your broker about flood coverage if you live below a burn area. See the California Geological Survey – Landslides for hazard maps and information.
Earthquake insurance and landslides
Earthquake policies, such as those from the California Earthquake Authority (CEA) or private insurers, cover damage from earthquake shaking. Some also cover earthquake-caused landslides, but terms vary. They generally don't cover landslides from rain. See our CEA vs. private earthquake guide.
Specialty landslide or difference-in-conditions coverage
Stand-alone landslide coverage is uncommon and may be available only through specialty markets. Some difference-in-conditions (DIC) policies, often used for high-value homes, can include earth movement coverage. Limits, deductibles and exclusions vary widely. If you own a hillside property, especially a high-value home, ask a broker to look at surplus lines options. See our high-net-worth homeowners guide.
Other coverages that may help
- Additional living expenses generally apply only if the underlying damage is covered.
- Civil authority coverage, if your policy includes it, may help when authorities order evacuations because of a covered peril. Read your policy.
- Auto comprehensive coverage typically covers a car damaged by a landslide or falling rocks.
- Disaster assistance: after a federal disaster declaration, FEMA individual assistance and SBA disaster loans may be available. They don't replace insurance.
Reduce your risk
- Know your hazard. Check California Geological Survey maps and local hazard zones. Seller disclosures may also identify seismic hazard zones, including landslide zones.
- Manage drainage. Keep gutters and downspouts clear and direct water away from slopes. Avoid overwatering hillside landscaping.
- Watch for warning signs: new cracks in walls, floors or the ground; doors or windows that stick; tilting trees, fences or poles; water seeping from slopes.
- Plant deep-rooted vegetation suited to slopes, following fire-safe guidance.
- Get professional help. A geotechnical engineer can evaluate slope stability and recommend retaining walls or drainage improvements. Get permits for grading and walls.
- Evacuate when told to. Follow local alerts, especially near burn scars during storms.
Questions to ask your broker
- How does my homeowners policy define earth movement, and are any resulting losses covered?
- Is my home in or near a flood zone or a recent burn scar, and what would flood coverage cost?
- Would a private flood policy define mudflow differently from the NFIP?
- Does my earthquake policy cover earthquake-caused landslides, and what's the deductible?
- Are DIC or surplus lines policies with earth movement coverage available for my property?
- What documentation should I keep, such as photos, engineering reports and repair receipts, to support a future claim?
Keep copies of your policies and photos of your property's condition somewhere safe and off-site, such as cloud storage.
Buying a hillside home?
Ask for geologic reports, seller disclosures and any history of slope repairs or claims. See our first-time homebuyer insurance checklist and CLUE report guide.
Landslide and mudflow checklist
- ☐ Read the earth movement exclusion in your homeowners policy
- ☐ Ask about flood insurance for mudflow risk, keeping the 30-day wait in mind
- ☐ Check whether your earthquake policy covers earthquake-caused landslides
- ☐ Ask about DIC or specialty coverage for hillside homes
- ☐ Check hazard maps and manage drainage
- ☐ Watch for warning signs and follow evacuation orders
Contact Alishahi Insurance or call (877) 711-4545.
Frequently asked questions
Does homeowners insurance cover landslides?
Usually not. Most homeowners policies exclude earth movement, including landslides, mudslides and earthquakes.
Does flood insurance cover mudslides?
NFIP flood insurance covers mudflow, a flowing river of liquid mud, but not landslides such as slope failure, which are excluded as earth movement.
Is there a waiting period for flood insurance?
NFIP policies generally have a 30-day waiting period, with some exceptions.
Does earthquake insurance cover landslides?
Some earthquake policies cover earthquake-caused landslides, but they generally don't cover landslides from rain. Terms vary.
Is my car covered if a landslide damages it?
Comprehensive coverage on your auto policy typically covers this.
Alishahi Insurance · 439 N Canon Dr, Penthouse, Beverly Hills, CA 90210 · (877) 711-4545 · CA License #4348151. General information only. This isn't legal, tax or financial advice or a coverage determination. Coverage depends on policy language and underwriting, and rules vary by state.
Related guides: Burn-scar mudflows in Los Angeles Insurance for Los Angeles hillside homes