The Docket | Cascading Effects

Beyond the Fire Line

SYSTEMS: Insurance Left Urban LA. The Risk Models Can't Explain Why.

By Maya Jiménez— March 18, 2026

Feature image for article: SYSTEMS: Insurance Left Urban LA. The Risk Models Can't Explain Why.

The most combustible thing on the block is somebody's wooden fence. Flat lots, stucco walls, concrete driveways browning under water restrictions. Miles from any canyon where Santa Ana winds turn lethal. In neighborhoods across southern LA County where Black and Latino families built homeownership against redlining and predatory lending, the non-renewal letters started arriving anyway. Wildfire risk, the letters said. The families looked at their blocks and couldn't make it make sense.

They were right that it didn't. Multiple risk assessment systems evaluated the same properties and reached contradictory conclusions. The one that determines who keeps coverage is the one no homeowner has ever been allowed to see.

Beyond the Fire Line

SYSTEMS: Insurance Left Urban LA. The Risk Models Can't Explain Why.

By Maya Jiménez— March 18, 2026

The most combustible thing on the block is somebody's wooden fence. Flat lots, stucco walls, concrete driveways browning under water restrictions. Miles from any canyon where Santa Ana winds turn lethal. In neighborhoods across southern LA County where Black and Latino families built homeownership against redlining and predatory lending, the non-renewal letters started arriving anyway. Wildfire risk, the letters said. The families looked at their blocks and couldn't make it make sense.

They were right that it didn't. Multiple risk assessment systems evaluated the same properties and reached contradictory conclusions. The one that determines who keeps coverage is the one no homeowner has ever been allowed to see.

The Premium Question

The 2025 Hurricane Season Was Quiet. Your Insurance Bill Probably Won't Notice.

Your homeowners premium has likely nearly doubled since 2020. The national average now hovers around $2,400, up from roughly $1,300 five years ago. A calm 2025 hurricane season slowed the bleeding. AM Best upgraded its industry outlook to "Stable." Florida's insurer of last resort approved its first rate cut since 2015.

Slow the bleeding, though, is all it did. Credible 2026 forecasts still project 3% to 8% growth nationally. Nobody is projecting a decrease. Experts say it would take a couple more quiet years to genuinely stabilize rates, and even then, "stabilize" means the price stops climbing. It does not mean the price comes down.

Whether your household sees any moderation depends on a handful of factors worth understanding: where you live, which perils threaten your property, and whether your state's regulatory pipeline still contains approved increases that haven't hit your renewal notice yet.

The Premium Question

The 2025 Hurricane Season Was Quiet. Your Insurance Bill Probably Won't Notice.

Your homeowners premium has likely nearly doubled since 2020. The national average now hovers around $2,400, up from roughly $1,300 five years ago. A calm 2025 hurricane season slowed the bleeding. AM Best upgraded its industry outlook to "Stable." Florida's insurer of last resort approved its first rate cut since 2015.

Slow the bleeding, though, is all it did. Credible 2026 forecasts still project 3% to 8% growth nationally. Nobody is projecting a decrease. Experts say it would take a couple more quiet years to genuinely stabilize rates, and even then, "stabilize" means the price stops climbing. It does not mean the price comes down.

Whether your household sees any moderation depends on a handful of factors worth understanding: where you live, which perils threaten your property, and whether your state's regulatory pipeline still contains approved increases that haven't hit your renewal notice yet.

TAKE NOTE

Hidden costs: Average deductibles rose 22% in 2025, so even homeowners with flat premiums absorbed real increases the moment they filed a claim

Florida's caveat: Citizens policyholders get an average 8.8% cut, but the typical Florida premium remains $8,292 annually, nearly triple the national average

Costliest states: Nebraska, Louisiana, Florida, Oklahoma, and Kansas now average upwards of $4,400 a year in homeowners premiums

California diverges: Insurify projects a 16% increase by year's end as wildfire exposure and a backlog of delayed rate approvals take effect simultaneously

Tariff wildcard: New tariffs on Canadian lumber and building materials could raise reconstruction cost estimates, feeding directly into 2026 premium calculations

Who Measures Risk

Say you're buying a house this spring. You want to know if it floods. Reasonable question. The answer you get will depend on which website you're browsing, which state you're buying in, and whether the most accurate risk model happened to survive on the platform you checked.

There is no unified climate risk picture for American homebuyers. What exists is five overlapping, sometimes contradictory layers of information, each with its own blind spots, each controlled by different institutions with different incentives. Some of the best data is proprietary. Some of it just got deleted. Some was never collected.

Here's what each layer actually tells you, and where it goes silent.

Who Measures Risk

Say you're buying a house this spring. You want to know if it floods. Reasonable question. The answer you get will depend on which website you're browsing, which state you're buying in, and whether the most accurate risk model happened to survive on the platform you checked.

There is no unified climate risk picture for American homebuyers. What exists is five overlapping, sometimes contradictory layers of information, each with its own blind spots, each controlled by different institutions with different incentives. Some of the best data is proprietary. Some of it just got deleted. Some was never collected.

Here's what each layer actually tells you, and where it goes silent.

Federal Maps

FEMA's Maps Don't Know It Rains

The baseline federal flood maps, which determine National Flood Insurance Program requirements, ignore pluvial flooding entirely. Rain that overwhelms storm drains and pools in low spots simply doesn't register. Between 58% and 75% of maps are outdated. During Harvey, roughly 70% of flooded Houston homes were outside designated high-risk zones. Twenty-six million Americans live in floodplains the maps pretend aren't there.

Private Models

First Street's Data Now Depends on Where You Browse

First Street Foundation models flood, fire, wind, heat, and air quality at the property level, estimating 1.7 times more at-risk properties than FEMA identifies. Zillow pulled the scores in November 2025. They still appear on Redfin, Homes.com, and Realtor.com. Whether you see the risk depends on which tab you have open.

Industry Pricing

The Real Risk Models Are Behind a Paywall

Catastrophe models from RMS/Moody's and Verisk are what insurers actually use to price your policy or cancel it. They're licensed exclusively to the industry. Different models applied to the same property can diverge by 100% to 250%. You'll see the output only as a premium increase or a nonrenewal letter.

State Tools

One State Built Something. Most Haven't Bothered.

Connecticut launched a free, First Street-powered climate risk mapping tool in fall 2025, giving residents property-level reports on flood, fire, and heat exposure. It's the first of its kind. Twenty-three states still require no flood history disclosure at all. Only California and Oregon mandate fire risk disclosure to buyers.

The Gap

When the Models Disagree, You're on Your Own

No single source captures the full picture, and where they overlap, they often contradict each other. In the Uerkwitz lawsuit, filed October 2025, sellers alleged First Street's "extreme flood risk" designation cost them $100,000 on a property they insist doesn't flood. Meanwhile, only 3.3% of U.S. homes carry flood insurance. The models fight. Buyers guess.

Further Reading

Even Low-Risk Homes Are Caught Up in California's Climate Insurance CrisisInsurance Journal reports that 14% of California's insurer-of-last-resort policies now cover homes in low-risk urban neighborhoods, far from any wildfire zone. The piece tracks how...

As Climate Crisis Upended Homeowners Insurance, the Industry Resisted RegulationCapital & Main's investigation documents how insurance trade groups spent four years lobbying against international climate risk guidance, even as those same companies were cancell...

Quick links

2025 Saw Relatively Fewer Natural Disasters. Will You Get a Break on Home Insurance?

Choosing the Right Home Is Tough. Climate Change Is Making It Harder

By the Numbers

Six numbers. No narrative wrapper this week.

The U.S. homeowners insurance market is repricing risk faster than most families can absorb the change. Emergency backstops are becoming primary coverage. Premiums are climbing at multiples of inflation. Millions of homes are going bare. The federal flood program meant to underpin the whole architecture carries billions in debt it will almost certainly never repay. And underneath all of it, property values still haven't caught up to the risk that's already here.

Read the cards. They tell a single story from six angles.

By the Numbers

Six numbers. No narrative wrapper this week.

The U.S. homeowners insurance market is repricing risk faster than most families can absorb the change. Emergency backstops are becoming primary coverage. Premiums are climbing at multiples of inflation. Millions of homes are going bare. The federal flood program meant to underpin the whole architecture carries billions in debt it will almost certainly never repay. And underneath all of it, property values still haven't caught up to the risk that's already here.

Read the cards. They tell a single story from six angles.

FAIR Plan

California's Last-Resort Insurer Grew 43% in Fifteen Months

FAIR Plan enrollment jumped 43% between September 2024 and December 2025 as private carriers pulled back after catastrophic wildfires, including the $40 billion Los Angeles fire. The plan now carries $599 billion in insured risk. It was never built for this. (Insurance Journal, March 2026)

Risk Spillover

14% of FAIR Policies Cover Low-Fire-Risk Homes

One in seven California FAIR Plan policies now covers properties in largely urban, low-fire-risk zones, accounting for 28% of the plan's total exposure. The wildfire insurance crisis didn't stay in wildfire country. It migrated into neighborhoods that never expected to need a backstop. (Insurance Journal/Bloomberg, March 2026)

Premium Surge

Average Homeowners Insurance Nearly Doubled Since 2020

U.S. homeowners insurance now averages roughly $2,400 a year, up from about $1,300 in 2020. Premiums have climbed at nearly three times the rate of inflation since 2021. Some industry projections put the 2026 average above $3,000. (NPR/Bankrate, March 2026)

Coverage Gap

One in Seven U.S. Homes Now Carries Nothing