How to Find an Insurer for Fire Risk Property in CA

That letter in the mail—the one with the non-renewal notice—can send a wave of panic through any homeowner. It’s a frustrating and deeply unsettling experience that leaves you feeling stranded. The truth is, the insurance market has changed dramatically, and the companies you’ve counted on for years are stepping back. But this is not the end of the road. It’s the start of a new, more informed search for coverage. This guide is your practical next step, designed to cut through the confusion and show you exactly what to do. We’ll walk through the options that still exist and the strategies you need to successfully find an insurer for a fire risk property in California.

Key Takeaways

• Look beyond the big names for coverage: When traditional insurers say no, the California FAIR Plan and specialized surplus lines carriers are your next steps. These alternatives are designed to provide essential fire coverage for high-risk homes.
• Make your home an easier ‘yes’ for insurers: Proactively preparing your property by creating defensible space and making fire-resistant upgrades does more than just protect your home—it makes you a much more attractive applicant in a competitive market.
• Find an expert to be your guide: You don’t have to search for insurance alone. A qualified broker who specializes in high-risk properties can access more options, translate complex policies, and advocate on your behalf to find the right coverage.

What Is High-Risk Fire Insurance in California?

If you’ve received a non-renewal notice or been denied a new homeowners policy, you’ve likely heard the term “high-risk.” In California, high-risk fire insurance is a specific type of coverage for properties that traditional insurance companies are no longer willing to cover due to their perceived risk of wildfire damage. It’s a reality for a growing number of us who live in beautiful but fire-prone areas.

When standard carriers step back, a different part of the market steps in. The most well-known option is the California FAIR Plan, which acts as a safety net by offering basic fire insurance to homeowners who can’t find it anywhere else. While it’s a crucial resource, it’s designed to be a last resort. The goal is always to find a more comprehensive policy on the private market first, but understanding what makes your home "high-risk" is the first step in figuring out your options.

What Makes a Home "High-Risk"?

Insurers look at a checklist of factors to determine your home’s wildfire risk. It’s not just about your ZIP code; it’s about the specific characteristics of your property. They assess your home’s proximity to wildlands, the slope of your land (steeper can be riskier), and the type and amount of vegetation right around your house. Building materials also play a huge role—a home with a wood roof is considered much riskier than one with a tile or metal roof. Insurers also consider your distance from the nearest fire station and the history of wildfires in your area. Each of these elements contributes to a risk score that determines your eligibility for a standard policy.

Why Are Insurers Leaving California?

It can feel personal when you get a non-renewal notice, but the trend of insurers pulling back is a statewide issue driven by massive financial losses. With over a million homes in California located in high-risk wildfire areas, the increasing frequency and intensity of fires have become unsustainable for many companies. After paying out billions in claims over the last several years, many insurers have decided to limit their exposure by pausing new policies, canceling existing ones, or leaving the state entirely. This isn't a reflection on you as a homeowner; it's a business decision based on a new, more dangerous reality for the entire state.

Common Myths About Finding Fire Insurance

When you’re feeling stressed, it’s easy for misinformation to take root. One of the biggest myths is that all insurance providers are fleeing California. While many have pulled back, the truth is that approximately 115 insurance companies are still writing residential policies here. The market has tightened, but it hasn’t vanished. Another common misconception is that the FAIR Plan is your only option. While it’s an important safety net, it should always be your last resort. If you can find coverage from a traditional or even a non-admitted carrier, it will almost always be a better choice than relying solely on the FAIR Plan’s basic coverage.

Who Still Insures High-Risk Homes in California?

It can feel like every insurance company has packed up and left California, especially if you live in an area with high wildfire risk. The constant news about insurers pausing new policies or non-renewing existing ones is enough to make anyone anxious. But here’s the reality: while the market has definitely tightened, there are still options available. You just have to know where to look.

The landscape has shifted away from the big, household names you see on TV. Instead, finding coverage often means exploring different types of insurers and plans that are specifically designed for higher-risk properties. This includes the state's "insurer of last resort," specialized companies that handle unique risks, and even a surprising number of traditional insurers that are still quietly writing policies in the state. The key is understanding what each option offers—and what it doesn't. Let's break down who is still in the game and what kind of coverage you can expect from them.

The California FAIR Plan

If you’ve been turned down by traditional insurance companies, you’ve probably heard of the California FAIR Plan. It’s often called the "insurer of last resort" because it provides basic fire insurance for high-risk homes that can't get coverage elsewhere. Think of it as a safety net. The FAIR Plan isn’t a comprehensive homeowners policy; it primarily covers damage from fire, lightning, and internal explosions. It won't cover things like theft or liability, so you'll typically need to buy a separate "Difference in Conditions" policy to get the same level of protection as a standard plan. It’s a crucial resource, but it’s meant to be a foundational piece of your coverage, not the whole puzzle.

Surplus Lines Insurers

Another path for high-risk properties is through Excess and Surplus (E&S) carriers, also known as surplus lines insurers. These are specialized companies that step in to cover risks that standard insurers won't touch. Because they take on higher-risk properties, they have more flexibility in their pricing and policy terms. The major downside? They are expensive. Surplus lines policies often come with much higher premiums and very high deductibles—sometimes starting at $100,000. While this option can provide essential coverage when you have no other choice, it’s important to weigh the significant cost against the protection it offers.

Traditional Insurers Still in the Game

Despite the headlines, not every traditional insurer has abandoned California. In fact, according to state data, around 115 insurance companies are still writing residential policies across the state. The challenge is that many of them have become much more selective, limiting the number of new policies they write in certain ZIP codes. The good news is that new regulations are in the works that will require insurers to offer more coverage in high-risk areas in exchange for being able to update their rate models. This means the list of who is writing policies where is constantly changing, making it critical to have up-to-date information.

What Kinds of Policies Can You Get?

Once you’ve identified a potential insurer, the next step is understanding what kind of coverage they’re actually offering. In California’s complex market, policies aren’t one-size-fits-all, especially for homes in high-risk fire areas. You’ll generally encounter three main types of coverage: the state’s FAIR Plan, traditional comprehensive policies, and supplemental policies designed to fill in coverage gaps. Knowing the difference is key to making sure your home and finances are properly protected. Let’s break down what each one entails so you can figure out the best path forward for your property.

FAIR Plan: The Essentials

If you’ve been turned down by traditional insurance companies, you’ll likely be pointed toward the California FAIR Plan. Think of it as a safety net or an "insurer of last resort." Its purpose is to offer basic fire insurance for high-risk properties that can’t get coverage elsewhere. The key word here is basic. The FAIR Plan is designed to cover damage from fire, lightning, and internal explosion, but it doesn’t include coverage for things like theft, water damage, or personal liability. While it’s a crucial resource that ensures you aren’t left completely unprotected from fire, it’s not a complete homeowners policy on its own.

Comprehensive Homeowners Policies

This is the type of insurance most people are familiar with—often called an HO-3 or HO-5 policy. The good news is that wildfires are typically included as a covered peril in standard homeowners insurance policies. If you’re able to secure one of these plans, it will cover fire damage along with a broad range of other risks, including liability, theft, and damage to your personal belongings. The challenge, of course, is that many traditional insurers are limiting the number of new comprehensive policies they write in high-risk areas. Finding a company willing to offer this all-in-one coverage is the goal, but it’s become increasingly difficult for many California homeowners.

Difference in Conditions (DIC) Policies

So what do you do if your only option is the basic FAIR Plan? You can create more complete coverage by pairing it with a Difference in Conditions (DIC) policy. A DIC policy is supplemental insurance that wraps around a FAIR Plan policy to fill in the missing pieces. It typically adds coverage for risks like liability, theft, and water damage—all the things the FAIR Plan leaves out. By combining a FAIR Plan policy for fire risk with a "Difference in Conditions" (DIC) policy from a private insurer, you can build a coverage package that functions much like a comprehensive homeowners policy. It’s a two-part solution for a complex problem.

How to Compare Coverage and Costs

Once you have a few potential insurers, the real work begins: comparing what they offer. It’s tempting to just pick the cheapest option, but the lowest price often comes with significant trade-offs in coverage. A policy is only as good as its ability to protect you when you need it most. To make a smart decision, you need to look beyond the monthly premium and understand the details of what you’re actually buying. This means digging into the policy documents to compare deductibles, coverage limits, and exclusions side-by-side.

What Determines Your Premium?

In California, insurance premiums are rising for everyone, not just those in high-risk fire zones. Insurers are re-evaluating risk across the state, leading to higher costs for all homeowners. For your specific property, an insurer calculates your premium based on several key factors. These include your home’s location and its Fire Hazard Severity Zone rating, the construction materials used (like a fire-resistant roof), the amount of defensible space you’ve created, and your personal claims history. Even with all these factors in your favor, the market is tough. The current insurance challenges are so widespread that even owners of multi-million dollar homes are struggling to find coverage.

Read Your Deductibles and Coverage Caps

While most standard homeowners policies list wildfire as a covered event, the fine print is what really matters. Pay close attention to your deductible—the amount you have to pay out of pocket before your insurance kicks in. A policy with a low premium might have a dangerously high deductible. Also, check your coverage limits, which is the maximum amount the insurer will pay for a loss. Ask yourself: If your home were a total loss, would this limit be enough to rebuild? Some policies have separate, higher deductibles specifically for wildfires, which can be a percentage of your home’s value, not a flat fee. Understanding these specific terms is crucial to knowing your true financial exposure.

Get Accurate Quotes from Different Insurers

Even in a tight market, it’s essential to get quotes from multiple sources. You’ll likely be comparing policies from traditional insurers, surplus lines carriers, and the California FAIR Plan. To get a true apples-to-apples comparison, give each provider the exact same information about your property. An independent insurance broker can be incredibly helpful here, as they can pull quotes from different types of carriers for you. If you can’t get coverage from a standard carrier, a surplus lines (or non-admitted) policy is a solid alternative. The California FAIR Plan is designed to be the insurer of last resort, providing basic fire coverage when no other company will.

What to Watch For in Your Policy's Fine Print

Once you have a policy offer in hand, it’s tempting to sign on the dotted line and just be done with it. But taking the time to read the fine print is one of the most important things you can do to protect your home and finances. Policies, especially in high-risk areas, can have specific limitations and exclusions you need to be aware of. Understanding these details upfront helps you avoid unwelcome surprises when you need your coverage the most. Let’s break down what to look for.

Common Gaps in FAIR Plan Coverage

The California FAIR Plan is a lifesaver for many, but it’s crucial to understand that it’s not a typical homeowners policy. It’s designed to provide basic fire insurance when you can’t find it anywhere else. This means it leaves some significant gaps. For example, the FAIR Plan generally doesn't cover personal liability, so you wouldn't be protected if someone were injured on your property. It also typically excludes coverage for theft or water damage. Another key point is that it won't pay for temporary living expenses if a fire forces you out of your home. Think of it as a foundational policy that you’ll need to build upon.

What Else Isn't Covered?

Beyond the FAIR Plan's specific limitations, you need to watch for other common exclusions. Most basic fire policies won't cover damage from events like earthquakes or floods—those almost always require separate policies. To fill the gaps left by the FAIR Plan, you'll likely need what's called a Difference in Conditions (DIC) policy. A DIC policy wraps around your FAIR Plan policy, adding back important coverages like liability, theft, and loss of use (for temporary living expenses). By pairing a FAIR Plan policy with a DIC policy from a private insurer, you can create a coverage package that functions much more like a traditional, comprehensive homeowners insurance policy. Ask your broker about this two-policy solution.

Decode Your Policy Language

As you explore your options, you might run into some unfamiliar terms. If you're offered a policy from a 'non-admitted' or 'surplus lines' insurer, don't panic. This doesn't mean the company is unreliable. It simply means they are not regulated by the state in the same way as standard carriers and have more flexibility in their pricing and coverage. Many reputable surplus lines insurers specialize in high-risk properties. You'll also see the term 'non-renewal,' which is when your current insurer decides not to continue your policy after it expires. This is happening to many California homeowners right now and is a key reason why understanding all your options, from the FAIR Plan to surplus lines, is so important.

How to Find the Right Insurance Broker

Finding the right insurance in a tough market can feel like a solo mission, but it doesn’t have to be. An experienced insurance broker can be your most valuable guide, helping you find options you might not discover on your own. They act as your advocate, translating complex policies and searching for the best possible coverage for your home. Let's walk through how to find a great one.

Why a Specialist Broker Can Help

Think of an insurance broker as your personal shopper for insurance. Unlike an agent who works for a single company, a broker works for you. Their job is to shop the market to find a policy that fits your needs. In a high-risk area, you don't just want any broker; you want a specialist who lives and breathes California's tricky insurance landscape. These experts know which companies are still writing policies in fire-prone zones and have access to options like surplus lines insurers that aren't available to the general public. The best part? According to the California FAIR Plan, using a registered broker to apply for a policy comes at no extra cost to you. They bring expertise and access without adding to your bottom line.

Key Questions to Ask a Broker

Once you have a few potential brokers in mind, it's time to interview them. This isn't about being confrontational; it's about making sure they have the right experience to help you. A good broker will welcome your questions. Start with these:

• How much experience do you have finding insurance for homes in high-fire-risk areas like mine?
• Which insurance companies do you typically work with for properties like this?
• What is your process for finding coverage? Will you explore traditional and surplus lines markets before suggesting the FAIR Plan? A broker’s primary goal should be to find you comprehensive coverage from a traditional company first. The FAIR Plan is a last resort, not a starting point, so make sure their strategy aligns with that.

How to Vet Your Broker

Before you commit, do a little homework to confirm you're in good hands. A great place to start is the Home Insurance Finder tool from the California Department of Insurance, which can help you locate licensed professionals in your area. You can also use the department's website to verify their license is active and in good standing. Don't be shy about asking for references from other clients in your community. Finally, remember that even if a broker is listed on a resource like the North County Fire Protection District's contact list, you'll still need to call and confirm they're taking on new clients. Finding the right broker is about finding a true partner for this process.

How to Prepare Your Home for an Insurance Assessment

Getting your home ready for an insurance assessment is your chance to put your best foot forward. Think of it as a job interview for your property. When an insurer sends someone to evaluate your home, they’re looking for reasons to say yes, not no. By taking proactive steps to reduce your wildfire risk, you show them you’re a responsible partner in protecting your investment. This preparation can make a huge difference in not only getting approved for a policy but also in securing a better rate in a tough market.

The process isn’t just about tidying up the yard; it’s about demonstrating that your property is a manageable risk. Insurers want to see that you’ve actively hardened your home against potential threats, making it less likely to suffer a catastrophic loss. This is especially critical in California, where the number of available insurers is shrinking. We’ll walk through the three most important areas to focus on: creating a buffer zone around your house, making smart, fire-resistant upgrades, and having all your documentation in order. A little effort here can go a long way toward making your home more attractive to the insurance companies still writing policies in the state.

Create Defensible Space

Creating defensible space is one of the most effective actions you can take to protect your home and improve its insurability. This is the buffer you create between your house and the surrounding grass, trees, and wildland. The goal is to slow or stop the spread of wildfire and give firefighters a safe area to defend your home. California law requires homeowners in high-risk areas to maintain

Focus on clearing flammable vegetation and materials, especially within the first 30 feet of your home. This includes removing dead plants, trimming trees so branches don't overhang your roof, cleaning gutters of leaves and pine needles, and moving woodpiles away from your structures. A well-maintained defensible space is a clear signal to an insurance assessor that you are actively managing your property’s risk.

Make Fire-Resistant Upgrades

Investing in fire-resistant materials is another powerful way to show insurers you’re serious about mitigation. These upgrades make your home physically stronger against embers and flames, which are the primary threats during a wildfire. While some upgrades can be costly, they are long-term investments in your home’s safety and can significantly improve your standing with insurance companies.

Start with the most vulnerable parts of your house. Consider installing a Class A fire-rated roof, covering vents with fine metal mesh to block embers, and upgrading to dual-pane windows. Using non-combustible siding and enclosing the eaves can also make a major difference. Each upgrade you make is another point in your favor during an assessment.

Gather the Right Paperwork

When the assessor arrives, being organized can make the process smoother and more successful. Having the right documentation ready shows you’re prepared and helps the insurer accurately evaluate your home’s risk profile. Don’t make them guess about the improvements you’ve made. Instead, present a clear and complete picture of your mitigation efforts.

Compile a folder with receipts and records for any fire-resistant upgrades you’ve completed, such as a new roof or windows. Include recent photos of your defensible space and any maintenance records, like invoices for tree trimming or gutter cleaning. It’s also wise to have a detailed home inventory ready. Being well-prepared helps you stand out and makes it easier for an underwriter to approve your application.

How to Vet an Insurance Company

Finding an insurer willing to cover your home is a huge relief, but it’s only the first step. Before you sign on the dotted line, you need to make sure the company is reliable and will be there for you if you ever need to file a claim. Think of it like hiring someone for a critical job—you want to check their references and make sure they’re up to the task. Taking a little extra time to vet a potential insurer can save you from major headaches down the road. A great price doesn’t mean much if the company can’t pay out when disaster strikes. Here are three straightforward steps to properly check out an insurance company.

Check Financial Stability Ratings

An insurance policy is essentially a promise that the company will have the funds to help you rebuild after a loss. You need to be confident they can keep that promise, especially after a widespread event like a wildfire. This is where financial stability ratings come in. Independent agencies like A.M. Best or Standard & Poor's analyze an insurer's financial health and assign them a grade, much like a report card. A high rating indicates the company has a strong financial cushion to handle claims, even in the face of major catastrophes. A lower rating could be a red flag that they might struggle to pay policyholders after a disaster.

Research Their Claims Process

A company’s true colors show when you need to file a claim. Is the process smooth and supportive, or is it a nightmare of endless paperwork and unreturned calls? The best way to find out is to hear from people who have been through it. Look for online reviews, testimonials, and customer satisfaction surveys. Pay close attention to comments about communication, fairness of settlements, and how quickly claims were paid. Remember that the type of carrier doesn't always determine the quality of service; some surplus lines insurers have excellent claims processes. Your goal is to find a company with a proven track record of treating its customers well when they need it most.

Confirm They're in Good Standing

Finally, you’ll want to do a quick background check to ensure the insurer is operating legally and has a clean record. The California Department of Insurance is your best resource for this. You can use their website to verify that a company is licensed to do business in the state and check for any complaints or enforcement actions filed against them. While there are still many insurance companies writing policies in California, not all have the same reputation. This simple step helps you avoid providers with a history of regulatory issues and gives you peace of mind that you're working with a legitimate and reputable company.

How to Apply for Fire Insurance (and What to Expect)

Applying for homeowners insurance in a high-risk fire area can feel like a marathon. The process has more steps than it used to, and it requires patience. But knowing what’s coming can make all the difference. You’ll likely work with an insurance broker, gather detailed information about your property, and potentially explore options beyond the traditional market. It’s a journey, but one you can absolutely get through. The key is to be prepared, stay organized, and understand your options at every stage. Whether you get approved right away or face a denial, there’s always a next step you can take. Let’s walk through what the application process looks like from start to finish.

Prepare Your Application

First things first, you don’t have to go it alone. To apply for coverage, especially through the FAIR Plan, you’ll need to work with a licensed insurance agent or broker. The good news is that there’s no extra cost to use a broker, and their expertise is invaluable. They can help you navigate the paperwork and find the right fit for your home. Before you meet with them, gather all your property information. This includes your address, the year your home was built, square footage, and details about the construction materials. It’s also smart to have photos and documentation of any fire mitigation work you’ve done, like creating defensible space or installing a fire-resistant roof. This information will help your broker present the strongest possible case to insurers.

How Long Does Approval Take?

The timeline for getting an approval can vary quite a bit. If a traditional insurer is willing to cover you, the process can be relatively quick. However, for many homeowners in high-risk areas, the path isn’t as direct. If you’re turned down by standard companies, your broker will likely explore other options, like the surplus lines market or the California FAIR Plan. These applications often require more detailed property assessments and underwriting, which can extend the timeline. Try not to get discouraged by the wait. A longer process is common for high-risk properties and simply means your application is getting the thorough review it needs. Your broker should be able to give you a general idea of what to expect.

What to Do If You're Denied

Getting a denial letter is frustrating, but it’s not the end of the road. Your first move should be to ask the insurer for the specific reason you were denied. Sometimes, it’s due to something you can fix. If your policy was canceled, contact your insurer to see if making certain home upgrades could help you get reinstated. If you believe the denial or cancellation was unfair, you have the right to file a complaint with the California Department of Insurance. Most importantly, don’t stop looking. One company’s “no” doesn’t mean every company will say no. Use the denial as information to refine your search and work with your broker to approach other insurers, including the FAIR Plan, as a next step.

What to Do When You Can't Find Traditional Insurance

Getting a non-renewal notice or a denial from a traditional insurance company can feel like hitting a brick wall. It’s a frustrating and stressful experience that leaves many California homeowners wondering what to do next. The good news is that the standard market isn’t your only option. When one door closes, others open—you just need to know where to look.

If you’re struggling to find coverage, it’s time to explore the alternative paths available to you. These options are specifically designed for properties that don’t fit the narrow criteria of standard insurers. From specialized markets to state-backed programs, you still have ways to protect your home and your peace of mind. Let’s walk through the three main avenues you can pursue.

Explore the Excess and Surplus Lines Market

When standard insurers say no, the excess and surplus (E&S) lines market often says yes. Think of it as a specialized insurance market built for unique or high-risk properties—exactly the situation many Californians face. These insurers aren't part of the standard, or "admitted," market, which gives them more flexibility to create policies for homes that don't meet traditional underwriting rules.

Because they operate with different regulations, E&S carriers can take on risks that other companies won't. This is a legitimate and well-established part of the insurance industry, overseen by the state to ensure they are financially stable. An experienced insurance broker can help you access surplus lines carriers and find a policy tailored to your home’s specific needs.

Look into State Assistance Programs

If you’ve been denied coverage by multiple private insurers, your next stop should be the California FAIR Plan. It’s not a government agency but an association of all licensed property insurers in the state, created to be an "insurer of last resort." The FAIR Plan provides a safety net, offering basic fire insurance for high-risk properties when no one else will.

It’s important to know that a FAIR Plan policy is not a comprehensive homeowners policy. It primarily covers damage from fire, lightning, and internal explosion. You will likely need to purchase a separate Difference in Conditions (DIC) policy from a private insurer to cover other essential risks like liability, theft, and water damage. This two-policy approach is a common solution for homeowners in high-risk fire zones.

Consider Your Self-Insurance Options

When you feel like you’ve exhausted all your options, it’s time to advocate for yourself. If you believe your policy was unfairly canceled or you were wrongfully denied coverage, you have the right to take action. Your first step should be to file a formal complaint with the California Department of Insurance (CDI). The CDI is the state’s regulatory body, and it’s their job to investigate consumer complaints and ensure insurance companies are following the law.

Filing a complaint can prompt a review of your case and may help you get the answers or resolution you need. Be sure to gather all your documentation, including your denial or non-renewal letter and any communication you’ve had with the insurer. This is a powerful step you can take to hold companies accountable.

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Frequently Asked Questions

I just got a non-renewal notice. What's the very first thing I should do? First, take a deep breath. A non-renewal notice is stressful, but it's not the end of the road. Your immediate next step should be to contact an independent insurance broker who specializes in California's high-risk market. They work for you, not a single insurance company, and have access to a wider range of options, including carriers you can't find on your own. They can start shopping for a new policy for you right away.

Will making my home more fire-resistant actually guarantee I can get insurance? While there are no guarantees in this market, making your home more fire-resistant is the single most powerful step you can take. Creating defensible space and upgrading to fire-rated materials shows insurers that you are a proactive partner in managing risk. For many companies, these mitigation efforts can be the deciding factor that makes your home an acceptable risk, moving you from a "no" to a "yes."

Is the California FAIR Plan my only real option now? Not at all. The FAIR Plan is an essential safety net, but it's designed to be your last resort, not your first stop. Many traditional insurance companies are still writing policies in California, though they've become much more selective. An experienced broker will always try to find you a comprehensive policy on the private market first, which often includes exploring specialized surplus lines insurers before turning to the FAIR Plan.

What's the difference between a 'surplus lines' insurer and a regular one? Are they safe? Think of surplus lines insurers as specialists who cover risks that standard companies won't. They aren't regulated in the same way as household-name insurers, which gives them the flexibility to price and cover high-risk properties. This doesn't mean they are unsafe. They are still required to meet strict financial standards to operate in California, ensuring they have the funds to pay claims. A good broker will only work with reputable, financially sound surplus lines carriers.

Why is my premium so high even though I've never filed a claim? It's a frustrating situation, but your premium isn't just based on your personal history. Insurers set rates based on the collective risk of an entire area. Because of the massive wildfire losses across California in recent years, companies are raising prices for everyone to cover their increased risk exposure. Your clean record definitely helps, but you're also paying for the broader risk of living in the state right now.