Can I Still Get Homeowners Insurance on a Home in Bakersfield or Morro Bay? A Calm Guide for Buyers and Sellers

By Cyndi Clark-Amjadi, REALTOR®, SRES®, Amjadi Zaben Trifecta Group, Bakersfield, California

Can you still get homeowners insurance on a home in Bakersfield or Morro Bay? Yes, in most cases you can. Some homes simply take a little more planning and a few more phone calls than they used to. I have been licensed since 1994 and I have bought and remodeled more than 20 homes myself, so I look at a house the way an insurance company does: the roof, the wiring, the plumbing, and the land around it. Those are the things that decide how easy a home is to insure.

This question comes up with nearly every buyer and seller I work with right now. Here is what is going on and what you can do about it, without the worry.

The short answer

• Most homes can still be insured. It may simply take more shopping than it did a few years ago.
• Insurers look at the house first. Roof age, the electrical panel, old plumbing, and past claims matter a great deal.
• Location matters too. Wildfire exposure and flood zones are part of the picture, especially near the foothills and near the water.
• There is a safety net. The California FAIR Plan offers basic fire coverage when a regular company says no.
• Buyers should get quotes early, during the inspection window of the purchase contract, not the week before closing.
• Sellers can make their home easier to insure, which makes it easier to sell.

Cyndi Clark-Amjadi is a REALTOR® and Seniors Real Estate Specialist (SRES®) with the Amjadi Zaben Trifecta Group in Bakersfield, California, helping homeowners and buyers in Bakersfield and Morro Bay plan their move calmly, with no surprises along the way.

Why is home insurance harder to get in California right now?

Starting in 2023, several large insurance companies stopped writing new homeowners policies in California or cut back on how many they would write. Wildfire losses, higher rebuilding costs, and the price insurers pay for their own backup coverage all played a part. The state has been working on changes meant to bring companies back, and things continue to shift.

What this means for you is simple. The company that insured your home for 25 years may not be the company that insures your next one. A buyer may call two or three companies before finding one that will write a policy. None of this means a home cannot be bought or sold. It means we plan for it instead of being surprised by it.

What do insurance companies look at before they say yes?

When I walk a home before listing it, I look at the bigger ticket items that would cost money to repair if something goes wrong. Insurance companies look at the very same things.

The roof

Roof age is often one of the first questions an insurer asks. An older roof, or one with visible wear, can mean a higher price, a policy that only pays the depreciated value of the roof, or a polite no. A roof certification or a recent roofing invoice can help a great deal.

The electrical panel

Some older panels, such as Federal Pacific and Zinsco brands, are a red flag for many insurers. Older homes may also have outdated wiring. Replacing a panel is a common, manageable project, and it often clears the way for a policy.

Plumbing and water heaters

Water damage is one of the most common claims. Old galvanized pipes, polybutylene pipes, or a water heater well past its expected life can raise questions.

Past claims on the home

Insurers check a claims history called a CLUE report. It shows insurance claims filed on the property, usually going back several years. A history of water claims, for example, can make a home harder to insure even after the repair was done well.

The land around the home

Insurers use wildfire models and flood maps. A home on the valley floor in Bakersfield is viewed differently than a home near brush in the foothills, along the Kern River, or in mountain communities like Tehachapi. In Morro Bay, a home near the bay may need a look at flood maps, and a home on a brushy hillside may need a look at wildfire exposure.

What is the California FAIR Plan, and is it a bad thing?

The California FAIR Plan is the state's insurer of last resort. When regular companies will not write a policy, the FAIR Plan can provide basic fire coverage so the home can still be financed and protected.

It is not a bad thing. It is a safety net. A few things are good to know about it:

• It is basic coverage. It mainly covers fire and smoke. It usually does not cover things like theft, liability, or water damage from a burst pipe.
• Most people add a second policy. This is often called a "difference in conditions" policy, and it fills in the gaps the FAIR Plan leaves.
• Two policies usually cost more than one regular policy, so it belongs in your monthly budget from the start.
• It does not have to be forever. Many homeowners keep shopping each year and move back to a regular company when one becomes available.

I am buying a home. When should I start shopping for insurance?

Start the moment your offer is accepted, and ideally before. Your lender will require proof of insurance before you close, and you do not want to learn three days before closing that the home is hard to insure.

Here is the order I walk my buyers through:

1. Before you write an offer on a home you love, call an insurance agent with the address and ask for a rough idea. Many can give you a sense of things within a day.
2. Once you are in contract, request a formal quote right away. Your purchase contract gives you a window to investigate the property. Getting insurance belongs inside that window.
3. Ask the seller for helpful records. The age of the roof, receipts for a new panel or water heater, and the seller's CLUE report all help an insurer say yes.
4. Share your home inspection with your insurance agent if they ask. The things the inspector notes are often the same things the insurer will ask about.
5. Add the full cost to your monthly budget, including a FAIR Plan and second policy if that is where you land.

I am selling my home. How can I make it easier to insure?

This is where I can help the most. When a buyer can insure your home easily, more buyers can say yes to it, and the sale moves along more smoothly.

1. Gather your records. Find receipts or permits for your roof, electrical panel, water heater, and plumbing work. A simple folder goes a long way.
2. Request your CLUE report. You can request your own report for free from LexisNexis. It lets you see what a buyer's insurer will see, before anyone else does.
3. Take care of the big items before you list. If the roof is near the end of its life or the panel is a brand insurers avoid, it is often wiser to handle it on your own terms than to have a buyer's insurer raise it in the middle of escrow.
4. Reduce wildfire risk around the home. California's "Safer from Wildfires" program asks insurers to offer discounts for steps like clearing a five-foot zone around the house, ember-resistant vents, and keeping brush cleared. Even when no discount applies, these steps help.
5. Tell your agent what you know. Past claims and repairs belong in your disclosures anyway. Shared early, they rarely cause trouble.

Many of my sellers have lived in their homes for 20, 30, even 40 years. A roof or panel that has been fine for decades can still give an insurer pause. Because I have remodeled homes myself, I bring in my own trusted subcontractors for these repairs, so you never have to find, vet, or manage a contractor on your own.

What about my own insurance when I move?

If you have had the same policy for many years, talk with your insurance agent before you sell. Ask how long your coverage stays in place on the home you are leaving, and start shopping for your next home's policy as early as a buyer would. If you are moving from Bakersfield to Morro Bay, or from a larger home into a smaller one, the questions an insurer asks about the new home may be different from the ones you remember.

If you are 55 or older, this is also a good moment to look at Proposition 19, which may let you take your low property tax base with you. Insurance and property taxes are the two monthly costs that tend to surprise people most, and both can be planned for.

Common mistakes to avoid

• Waiting until the last week of escrow to shop for insurance.
• Assuming last year's price still applies. Get a current quote for the actual address.
• Calling only one company. An independent insurance agent can check several at once.
• Leaving out a past claim or a known repair. It tends to come up anyway, at a worse time.
• Skipping flood questions near the water. Standard homeowners policies do not cover flood. Flood insurance is a separate policy.
• Treating the FAIR Plan as a dead end. It is a starting point, and you can keep shopping.

What does this look like in real life?

A longtime Bakersfield homeowner getting ready to sell. The roof is close to 25 years old and the home has an older electrical panel. We replace the panel and get a roofer's opinion before listing. When buyers call their insurance agents, the answer comes back quickly, and the home is easier to sell. (An example to show how it works, not a specific client.)

A buyer moving to Morro Bay. They fall in love with a hillside home with a view. Their insurance agent says the first company will not write it. We learn this in the first few days of escrow, not the last. They land on the FAIR Plan plus a second policy, add it to their budget, and close on time. (Example only.)

A family selling an inherited home. The home has sat empty for months. Some insurers treat a vacant home differently, so we confirm coverage while it is on the market and gather the repair records the new buyer's insurer will want. (Example only.)

Frequently asked questions

Can I get homeowners insurance in Bakersfield?

Can you get homeowners insurance in Bakersfield? Yes, most homes in Bakersfield can be insured. Homes with older roofs, older electrical panels, or a history of claims may take more shopping, and homes near the foothills may face more wildfire questions.

Is it hard to get insurance in Morro Bay?

Is it hard to get insurance in Morro Bay? It depends on the home. Homes near brushy hillsides may face wildfire questions, and homes near the bay may need a flood check. You can look up an address on FEMA's Flood Map Service Center, and an insurance agent can tell you what to expect.

What is the California FAIR Plan?

What is the California FAIR Plan? It is the state's insurer of last resort. It provides basic fire coverage when regular companies decline, and most homeowners pair it with a second policy for everything else.

Will my lender accept the FAIR Plan?

Will your lender accept the FAIR Plan? Lenders generally accept it when it is paired with the other coverage they require. Ask your lender early so there are no surprises.

Does the age of my roof affect my insurance?

Does the age of your roof affect your insurance? Yes. Roof age is often one of the first questions insurers ask, and an older roof can raise the price or limit what a policy pays.

Should I fix things before I sell so buyers can get insurance?

Should you fix things before you sell so buyers can get insurance? Often, yes, for the big items like the roof and the electrical panel. Handling them on your own schedule is usually calmer and less costly than handling them in the middle of escrow.

Does homeowners insurance cover floods?

Does homeowners insurance cover floods? No. Standard homeowners policies do not cover flood damage. Flood insurance is a separate policy.

Would you like a second set of eyes on your home?

Whether you are thinking about selling the home you have loved for years or buying your next one, I am happy to walk through it with you and look at the things an insurer will notice. There is no timeline and no pressure. It is simply a conversation.

You can call or text me at (661) 549-5933, or visit trifectagroupca.com.

Cyndi Clark-Amjadi is a REALTOR® and Seniors Real Estate Specialist (SRES®) with the Amjadi Zaben Trifecta Group in Bakersfield, California, helping homeowners and buyers in Bakersfield and Morro Bay plan their move calmly, with no surprises along the way.

Related reading

• What Should I Fix Before Selling My Bakersfield Home? A Calm Guide for Longtime Homeowners
• Can I Keep My Low Property Taxes If I Sell My Bakersfield Home and Move? A Guide to Prop 19 for Homeowners 55 and Older
• Selling a House With Solar Panels in Bakersfield: What Every Seller Needs to Know
• Selling an Inherited Home in Bakersfield, CA: What Heirs and Executors Need to Know

Cyndi Clark-Amjadi, REALTOR®, SRES®, CA DRE# 01183594. Amjadi Zaben Trifecta Group. Broker X, CA DRE# 02423822, 3512 Coffee Road, Bakersfield, CA 93308. This article is general information, not insurance, legal, or financial advice. Insurance rules and availability change often and every home is different, so confirm coverage for your home with a licensed insurance agent.