Let’s talk real estate – but not the glamorous “kitchen goals” or “poolside margaritas” kind. I’m talking about the unsexy, often overlooked dealbreaker: property insurability in California.

Forget about unlivable conditions, vacant property, or restricted dog breeds (though those are still a thing). These days, there’s a whole new list of red flags that could make a home difficult – or downright impossible – to insure in California.

So, whether you are buying a home, investing in a rental, or trying to keep your existing place covered, here’s how to boost your chances of securing that all-important Homeowners and Landlord insurance.

Seriously – check insurability before you fall in love with that charming hillside bungalow in Sausalito.

In today’s market, insurance availability can make or break a deal. Homes that may raise eyebrows with insurers include:

• Older homes (especially pre-1980s construction)
• Properties on stilts or with unusual foundations
• Oceanfront homes prone to flooding, storm surge, and erosion
• Homes in high fire-risk zones or with a wildfire score of 6 or higher
• Remote or hard-to-access properties (think private roads or limited hydrant access)

Now, to the properties you already own.

HVAC: Aging units can be a fire hazard and increase your insurance rate. Maintenance or replacement helps.

Roof: Replace old or damaged roofing, especially if it’s over 20 years old. Use Class A fire-resistant materials like clay, concrete, metal, or asphalt composition shingles.

Plumbing: Galvanized or polybutylene pipes? You are on the naughty list. Upgrade to copper or PEX.

Electrical: Zinsco and Federal Pacific panels or aluminum wiring are dealbreakers. Swap in modern, safer systems.

Improve your odds by:

• Clearing defensible space (at least 100 feet around your structure)
• Installing multi-paned windows
• Using non-combustible siding
• Upgrading vents to ember-resistant models
• Cleaning out gutters and trimming tree limbs regularly

While Earthquake insurance is optional, retrofitting your home for seismic safety can improve overall property value and coverage options. If your home was built before 1980 and is not retrofitted, your chances of a large carrier offering full coverage shrink significantly. Learn more about earthquake retrofitting here.

Look into:

• Bolting the frame to the foundation
• Bracing cripple walls
• Securing water heaters and major systems

You may even qualify for a discount through programs like the California Earthquake Authority’s Earthquake Brace + Bolt.

Things that help:

• Fixing water damage or leaks before they become mold claims
• Patching cracks, gaps, or worn materials
• Replacing missing shingles or siding
• Keeping walkways safe and clear of trip hazards

Even cosmetic issues like chipped paint or sagging gutters can create a bad impression in a property inspection report.

Properties that are tucked away on private roads or behind multiple gates may feel exclusive – but insurers may see them as hard for emergency services to reach.

If there is no road maintenance agreement in place or fire trucks can’t access your property easily, it could trigger a big red flag (or a big premium).

Fun features like pools or trampolines can affect your Homeowners and Landlord insurance. While they don’t automatically make a home uninsurable, they may require:

• Added safety features (like fences, covers, or padding)
• Higher Liability limits
• Proper disclosure on your insurance application

This is also a good time to ask about an Umbrella policy if you haven’t already. Liability claims can get expensive fast. Learn more about swimming pool liability risks.

Investment properties are under a tight lens, too. To make sure your rental property is insurable, especially in fire-prone or coastal areas:

• Keep tenant-occupied homes well-maintained
• Require tenants to carry Renters insurance
• Install hardwired smoke and carbon monoxide detectors
• Maintain landscaping regularly – even during vacancies

Bonus tip: Long-term rentals are often easier to insure than short-term or vacation rentals.

In California, your property needs to check all the boxes – condition, fire resistance, access, safety, and age of major systems – to earn that insurance quote. If your home doesn’t meet modern standards, many standard insurers will decline, and you’ll be stuck with costly surplus lines or the California FAIR Plan (which doesn’t offer liability or water coverage).

So whether you are about to buy or already own, now is the time to ask: Would an insurance company love this house as much as I do?