Updated
Via Rapida Services is an independent broker with offices in San Jose, San Rafael and Stockton. We shop admitted homeowners companies first, write FAIR Plan policies when that is the only route, quote the DIC policy that wraps them, and re-shop at every renewal. Insurance City Agency, LLC · CA License #6003045.
Online homeowners quote · about 5 minutes
Mon–Fri 10am–6pm · Sat 10am–3pm in San Jose & San Rafael
The California FAIR Plan is a private association of every insurer licensed to write property insurance in California, created by statute in 1968 (Insurance Code section 10090 and following) to give basic fire coverage to property owners who cannot get insurance from a regular insurance company. It is not a state agency and not a public entity. It is the insurer of last resort: the place a home goes after the traditional market says no. Its dwelling policy is fire-focused, so most owners pair it with a separate difference in conditions (DIC) policy for water damage, theft and liability.
The Department of Insurance describes the FAIR Plan as "a private association whose day-to-day operations are controlled by insurance companies, not taxpayers." As of June 2026 the FAIR Plan reported 696,562 policies in force, dwelling and commercial combined, and $768 billion of total exposure.
Sources: California FAIR Plan, About; California Department of Insurance, California FAIR Plan; FAIR Plan key statistics. Checked October 27, 2026.
The FAIR Plan dwelling policy is a named-peril policy: it pays only for the causes of loss it lists. Those are fire and lightning, internal explosion, and smoke. Vandalism and malicious mischief can be added at an extra cost. Water damage, theft and personal liability are not available from the FAIR Plan, and earthquake and flood are outside it too.
| Loss | FAIR Plan dwelling policy | FAIR Plan + DIC policy | Admitted homeowners (HO-3) |
|---|---|---|---|
| Fire and lightning | Covered | Covered (by the FAIR Plan) | Covered |
| Internal explosion, smoke | Covered | Covered (by the FAIR Plan) | Covered |
| Vandalism and malicious mischief | Optional, extra cost | Optional on the FAIR Plan, or by the DIC form | Usually included |
| Water damage (burst pipe) | Not available | Added by the DIC | Usually included for sudden leaks |
| Theft | Not available | Added by the DIC | Usually included |
| Personal liability | Not available | Added by the DIC | Included |
| Earthquake, flood | Not covered | Not covered; separate policies | Not covered; separate policies |
The FAIR Plan's residential limit is $3 million per location, according to the Department of Insurance. If your rebuild cost is higher, another policy has to cover the difference. Under a March 2025 Department of Insurance approval, FAIR Plan policyholders can get a discount of up to 20 percent on the wildfire portion of their premium for hardening the property, such as a Class A roof, ember-resistant vents and cleared defensible space. Earthquake coverage is always its own policy: the Department of Insurance says homeowners policies do not cover earthquakes, floods or landslides.
Sources: FAIR Plan dwelling policy page (named perils, optional vandalism, eligible occupancies); FAIR Plan DIC page; CDI FAIR Plan page ($3 million residential limit); CDI release, March 28, 2025 (up to 20 percent wildfire discount); CDI Safer from Wildfires (mitigation examples); CDI earthquake guide. The HO-3 column describes a typical admitted policy; your policy form controls.
Because the FAIR Plan is fire-focused, a home insured only by the FAIR Plan has no coverage for a burst pipe, a burglary, or a guest who is hurt on the property. A difference in conditions (DIC) policy, also called a wrap-around policy, adds coverages the FAIR Plan does not offer, such as water damage, theft and liability. The FAIR Plan does not sell DIC policies. They come from other insurers, through a broker.
The FAIR Plan policy covers the named fire perils. The DIC policy sits beside it. Each has its own premium, its own terms and its own claim process.
The DIC is written to fit around the FAIR Plan policy, so the dwelling limit and the coverages on both should be read together before you buy.
Send the lender both declarations pages and confirm the mortgagee clause, limit and deductible before closing or renewal.
Earthquake and flood are not part of the FAIR Plan or a typical DIC. Each is its own policy if you want it.
More detail: what the FAIR Plan does not cover · FAIR Plan and DIC cost factors · what a DIC policy is.
Source: California FAIR Plan, Difference in Conditions ("The California FAIR Plan does not offer DIC policies"). Checked October 27, 2026.
The FAIR Plan is for California homes and businesses, in urban and rural areas, that cannot get insurance through a regular insurance company. The FAIR Plan says it supports homeowners regardless of a property's fire risk. It still reviews each property, so approval is not automatic.
Residential FAIR Plan policies are written for these occupancies:
You can apply through an agent or broker licensed to sell property insurance, or contact the FAIR Plan directly. Not every broker is registered with the FAIR Plan; the Department of Insurance has a broker lookup.
Sources: CDI FAIR Plan page; FAIR Plan, About; FAIR Plan dwelling policy page. Checked October 27, 2026.
A broker's first job is to keep you off the FAIR Plan when an admitted company will write the home, and to make sure you are not left with fire-only coverage when it won't. This is how we work a FAIR Plan question at Via Rapida Services:
The property address, year built, square footage and construction type; roof material and year; years of electrical, plumbing and heating updates; your current declarations page, FAIR Plan declarations page or non-renewal letter; five years of claims; wildfire mitigation with photos; and your lender's details if you have a mortgage.
We work FAIR Plan and DIC questions across California by phone, and in person at three offices. Each city page covers the local picture.
25 N. 14th St, Ste 125. Foothill and hillside ZIPs, Eichlers and older homes, and the FAIR Plan policy counts by ZIP. Home insurance quotes in San Jose.
9 Vivian Street. Marin County wildfire zones and moving Marin homes from the FAIR Plan to one admitted policy. Homeowners insurance in San Rafael.
956 W. Robinhood Dr. Non-renewals, parcel flood zones and older houses in San Joaquin County. Home insurance quotes in Stockton.
San Jose and San Rafael are open Mon–Fri 10am–6pm and Sat 10am–3pm. Stockton is open Mon–Fri 10am–6pm.
Admitted companies first, then the FAIR Plan and a DIC if needed. Phone or one of our three offices, in English or Spanish.
Sources checked October 27, 2026: cfpnet.com About, dwelling policy, Difference in Conditions and key statistics pages of the California FAIR Plan; the Department of Insurance California FAIR Plan page, March 28, 2025 release and earthquake guide. Via Rapida Services is an independent broker and is not affiliated with the California FAIR Plan Association.
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