Lake Tahoe and the Carson Valley

Lake Tahoe homeowners insurance: what buyers need to know

Why Lake Tahoe homeowners insurance matters more than it used to

Lake Tahoe homeowners insurance is one of the biggest concerns buyers bring to me right now. Wildfire risk has changed how insurers look at mountain homes, and on both sides of the lake some buyers find that coverage is harder to get, or costs more, than they expected.

I always tell my Tahoe buyers that insurance can often look grim at first, but in my experience, everyone finds insurance. It's very workable when you start early and know where to look. Here's how I walk my buyers through it, whether they're buying in South Lake Tahoe, on the Nevada side, or down in the Carson Valley.

Tell me what you're looking for

Tell me what you're looking for Call (530) 208-7081

Or read how we do it, step by step

When to get quotes: the day your offer is accepted

I tell my buyers to get insurance quotes immediately, as soon as their offer is accepted. Don't wait until closing is close. Your lender will want proof of insurance before you close, and in Tahoe it can take time to find the right policy.

Starting right away also tells you early what coverage will cost, so it's part of your decision instead of a surprise at the end. There's more on the steps after an accepted offer in how I help you buy.

Where to start

Start with the company that insures your main home. Call whoever you get your homeowners insurance through at your full-time residence. Some will cover a second home, and it's the easiest place to begin.
If that doesn't work, I'll refer you. I send buyers to places I trust, like AAA.
For Tahoe homes, use a local agent or broker. Local Tahoe insurance agents and brokers are really your best bet, because they understand how to write the policy for a home up here.

On the California side: the FAIR Plan

When a regular insurer won't write a policy, California homeowners can turn to the California FAIR Plan. It calls itself an insurer of last resort, for when no other coverage is reasonably available, and it provides basic fire coverage.

Because the FAIR Plan covers less than a typical homeowners policy, many owners add a second policy, called a difference in conditions (DIC) policy, to bring the coverage closer to a full homeowners policy. A local broker can help you put the two together.

The California Department of Insurance's Safer from Wildfires program lists steps that qualify a home for an insurance discount, from a fire-rated roof to defensible space.

On the Nevada side and in the Carson Valley

Nevada doesn't have a FAIR Plan like California's. The Nevada Division of Insurance has reported more policies being canceled or not renewed because of wildfire risk, especially around Incline Village and Stateline. That makes a local broker who knows the Nevada market even more important.

Nevada law now lets insurers ask the state for approval to offer policies that leave wildfire out. When you compare quotes, read each one to make sure wildfire is covered.

In the Carson Valley, in towns like Gardnerville and Minden, insurance isn't difficult to get or particularly expensive. There are two exceptions. Homes nestled up against the mountains and the trees on the west side of the valley, like in Genoa, can be harder and more expensive to insure. And a home with a shake roof can be very difficult to insure at all.

What helps a home get covered

Defensible space. Trees trimmed, brush cleared and the area right around the home kept clear.
A Firewise community. A neighborhood that's part of the Firewise USA program has a wildfire plan it works on together. See the list of Firewise communities around Lake Tahoe and the Carson Valley.
A newer roof, and not a shake roof. The California Department of Insurance points to a Class A fire-rated roof, and wood shake shingles don't qualify. On either side of the lake or in the valley, a shake roof can make a home very difficult to insure.
Ember-resistant vents. Metal mesh over exterior vents keeps out wind-blown embers.
Records. Keep proof of the roof's age, defensible space inspections and any fire-hardening work. Insurers ask for it.

Talk with me before you write an offer

If you're thinking about buying in Lake Tahoe or the Carson Valley, tell me what you're looking for, or call or text me at 530-208-7081. I'll point you to people who can quote the home you're looking at.

You can also read the Lake Tahoe Buyer Guide or the Carson Valley Buyer Guide, learn more about me, or go back to the home page.

This page is general information, not insurance or legal advice. Coverage, rules and prices change, so confirm everything with a licensed insurance agent or broker for the specific property. Official sources: the California Department of Insurance and the Nevada Division of Insurance.

Frequently Asked Questions

When should I get homeowners insurance quotes for a Lake Tahoe home?

Right away, as soon as your offer is accepted. Your lender will want proof of insurance before you close, and finding the right policy can take time.

What is the California FAIR Plan?

It's California's insurer of last resort, for homeowners who can't get coverage from a regular insurer. It provides basic fire coverage, and many owners add a difference in conditions policy to fill in the rest.

Who should I call first for insurance on a Tahoe home?

Start with the company that insures your main home. If that doesn't work, a local Tahoe insurance agent or broker is your best bet, because they understand how to write a policy for a home here.