Insurance
California FAIR Plan Roof Requirements and Non-Renewal Guide
October 27, 2026 · Chaparosa Roofing · 6 min read
Received a non-renewal notice? Told you need a new roof to keep your coverage? Moved to the FAIR Plan and unsure what it covers?
You have more time and more options than the letter may suggest. Chaparosa Roofing inspects, documents, repairs, and replaces roofs throughout the High Desert, Inland Empire, Coachella Valley, and San Diego County—and we explain what your roof actually needs.
Call Chaparosa Roofing at (760) 240-0088 to schedule a roof inspection.
A Non-Renewal Notice Is Not a Demand to Replace Your Roof Tomorrow
Many California homeowners are receiving non-renewal notices tied to roof age or condition. It is stressful, and it can feel like a deadline you cannot meet.
Under California law, your insurer must mail or deliver a non-renewal notice at least 75 days before your policy expires, and the notice must state the specific reason or reasons for the non-renewal (Cal. Ins. Code § 678(a)(1)(B), (c)(1)). If the insurer does not give that 75-day notice, the existing policy, with no change in its terms, remains in effect for 75 days from the date the notice is delivered or mailed (§ 678(c)(2)). The notice must also tell you how to have the Department of Insurance review the decision.
Read the notice carefully. "Roof age" and "roof condition" are different problems with different solutions.
The first step is a proper inspection.
What the Insurer Is Really Asking For
Non-renewal and conditional-renewal letters usually point to one of the following:
The roof is past an age the insurer will accept.
An inspection, aerial image, or underwriting photo showed wear, damage, or debris.
A specific defect—missing shingles, cracked or slipped tiles, damaged flashing, or a worn flat roof membrane.
A request for proof of roof age, a roof certification, or a recent inspection report.
Call your agent or insurer and ask exactly what documentation would allow them to renew. Ask for it in writing.
If the problem is condition, a documented repair may resolve it. If the problem is age alone, a repair may not.
What the California FAIR Plan Does—and Does Not—Require
The California FAIR Plan is the insurer of last resort. It is not a roof-condition gatekeeper in the way many homeowners fear.
The FAIR Plan offers a basic fire policy for homes that cannot find coverage in the traditional market. It does not include liability or theft coverage, so the California Department of Insurance recommends considering a "Difference in Conditions" policy alongside it.
The roof matters most for how a FAIR Plan claim is paid. A replacement cost addendum posted on the FAIR Plan's website states that dwellings "constructed more than 25 years ago are NOT ELIGIBLE for this coverage unless the roof has been updated in the last 25 years" (California FAIR Plan, Dwelling Replacement Cost Addendum). For homes 25 years old or less, Dwelling Replacement Cost coverage is included automatically unless declined (FAIR Plan Dwelling Application). Without replacement cost coverage, a claim is generally paid at actual cash value, which deducts depreciation.
On an older roof, that depreciation can approach the cost of the roof itself. Many lenders also require replacement cost coverage.
The FAIR Plan's condition is written in years and does not distinguish roofing materials. Confirm the current FAIR Plan requirements with your agent or broker.
A Change Is Coming in 2028
SB 1301 was signed by the Governor on September 27, 2026 (Chapter 693, Statutes of 2026). Beginning January 1, 2028, an insurer may not refuse to issue or renew a residential policy solely because of roof age if the homeowner obtains and pays for an independent roof inspection confirming at least five years of useful roof life remaining (new Ins. Code § 676.14).
The same law, beginning January 1, 2028, extends the non-renewal notice period to 90 days, requires a detailed explanation of the grounds and the non-aerial imagery relied on, and, when the problem can be remedied by the homeowner, requires an advance notice at least 120 days before expiration and at least 90 days to make the fix. Insurers may still consider roof age, and none of this applies to a notice you receive today. But it confirms what we have said for years: a documented inspection is valuable.
Can the Roof Be Repaired Instead of Replaced?
Possibly—it depends on the reason for the notice and the actual condition of the roof.
Tile roofs are a common example. Concrete and clay tiles often outlast the underlayment beneath them. A tile roof may look aged from above while the tiles themselves are sound. In those cases, replacing the underlayment and reinstalling the tiles can address the real problem at a lower cost than a full replacement.
Shingle roofs near the end of their service life, roofs with widespread damage, or roofs with multiple layers are more likely to need replacement.
We will tell you which applies to your roof. We do not recommend a replacement when a proper repair will do the job, and we do not patch a roof that has reached the end of its life.
Read more: Repair vs. replacement cost · What a new roof costs
What to Have Ready Before You Call
Gather what you can:
The non-renewal or conditional-renewal notice.
Your current declarations page and policy number.
Any inspection photos or reports from your insurer.
The roof's installation date, permits, invoices, or warranty documents.
Your agent's or broker's contact information.
Do not climb on the roof to take photos. If you cannot locate everything, start with what you have.
Before Hiring Anyone, Verify Their Contractor's License
A deadline is exactly when homeowners are most likely to hire the wrong contractor.
Chaparosa Roofing is a licensed C-39 roofing contractor (CSLB Lic. #874120). Whoever you hire, verify an active California roofing (C-39) license through the CSLB License Check. Make sure the business name matches your estimate and agreement, the license is active, and the classifications cover the work. Request proof of general liability and workers' compensation insurance.
Look for at least five years in business—preferably ten or more—and consistently strong Google and Yelp reviews.
Whoever you find, online or by referral, check their license first.
Fire-Hardening Upgrades Can Support Insurability
Insurers are paying close attention to how easily a home can ignite, so fire-hardening upgrades can support insurability. That includes the roof system, along with other upgrades that make the home harder to ignite. A home that is harder to ignite gives you a stronger story to bring to your agent or insurer. Every insurer makes its own coverage decisions, and no upgrade guarantees a particular outcome.
If You Have Solar on Your Roof
Solar panels must be removed and reinstalled for most roof replacements and many repairs. Our sister company, Option One Solar, coordinates solar removal and reinstallation, so one schedule covers both. See Roof + Solar.
Why Choose Chaparosa Roofing?
Chaparosa Roofing has been protecting Southern California homes and businesses since 1969. We work with tile, shingle, metal, and commercial flat roofs across Southern California, and we document our findings so you can share them with your insurer.
When the work is complete, we provide the documentation your agent is likely to ask for: photos, the scope of work, permits where required, and the completion date.
That documentation can help you make the case for renewal.
Other Questions About Insurance and Your Roof
How much time do I have after a non-renewal notice?
Today, your insurer must give at least 75 days' notice before the policy expires. Beginning January 1, 2028, that becomes 90 days under SB 1301. Do not wait until the last week—inspection, scheduling, permits, and weather all take time.
Will a roof certification help?
A roof inspection report or certification documents condition and remaining service life. Some insurers accept it; others require repairs or replacement. Ask your insurer what they will accept before you pay for one.
Is roof work covered by my insurance?
Damage from a covered event may be. Wear and age generally are not. See our roof insurance claims guide.
Does a fire-resistant roof lower my premium?
It may help. Read how a fire-resistant roof can help with California home insurance.
This article is general information, not insurance or legal advice. Confirm requirements with your agent, broker, or insurer.
Let's Protect Your Home and Your Coverage
Your insurer may have sent the letter. We can help you answer it.
Call (760) 240-0088 or request a quote to schedule a roof inspection.
We will explain what we find, what we recommend, and what the proposed work will cost.
Sources
California Insurance Code § 678 (non-renewal notice): https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=INS§ionNum=678.
California Department of Insurance, Residential Insurance Guide (FAIR Plan, non-renewals): https://www.insurance.ca.gov/01-consumers/105-type/95-guides/03-res/Res-Ins-Guide.cfm
SB 1301 (2025–26), Chapter 693, Statutes of 2026, Residential property insurance: nonrenewals: https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260SB1301
Sen. Ben Allen press release on SB 1301: https://sd24.senate.ca.gov/news/press-release/insurance-reform-will-better-protect-californians-losing-coverage
California FAIR Plan, Optional Dwelling Replacement Cost Addendum (as posted on cfpnet.com; ask your broker for the current version): https://www.cfpnet.com/wp-content/uploads/2021/06/RCAD-2%2008%202016.pdf
California FAIR Plan, Dwelling New Business Application: https://www.cfpnet.com/wp-content/uploads/2020/12/Dwelling-New-Business-Application-REV-01-2021.pdf
CSLB License Check: https://www.cslb.ca.gov/OnlineServices/CheckLicenseII/checklicense.aspx
