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Got a homeowners non-renewal in Manteca, Lathrop or Tracy? What to do in the 75 days

Updated

This page is for South San Joaquin County homeowners who just opened a letter saying their homeowners policy will not renew. It walks through what the notice must say, what to gather, and the order we check the market in. Insurance City is a licensed agency in Stockton that serves Manteca, Lathrop and Tracy.

Get a home quote (209) 670-1556 · Insurance City Agency, LLC · CA License #6003045

What does a homeowners non-renewal notice have to tell you?

California's Insurance Code §678 says the insurer must deliver or mail the non-renewal at least 75 days before the policy ends. The notice must give the specific reason, a phone number for the insurer's consumer representatives, and a statement that you can ask the Department of Insurance to review it. If the notice arrives late, the law keeps the existing policy in force for 75 days from the date the notice was delivered or mailed. Write down the end date and the reason first.

Which three papers should you gather first?

  1. The notice itself. The end date tells you how much time you have. The stated reason tells us what the next application will ask about.
  2. Your roof year. A roofing permit, a receipt, or a home inspection report all work.
  3. The years your wiring and plumbing were updated. If you do not know, the permit history from your city's building department or your purchase inspection report usually shows it.

With those three, an application can be completed in one pass instead of going back and forth while the clock runs.

Why check the admitted market before the FAIR Plan?

Admitted insurers are licensed by the California Department of Insurance and usually write a full homeowners package. The California FAIR Plan is the state's insurer of last resort for basic property coverage. The notice that the law attaches to every non-renewal explains that a FAIR Plan policy may not cover liability, theft or water damage, and that a difference-in-conditions (DIC) policy sold by some private insurers can add coverage the FAIR Plan leaves out.

So our order is: first we check whether an admitted insurer will offer a policy on your home. If none will, we lay out a FAIR Plan policy plus a DIC policy side by side so you can see what each part covers and what it costs on paper. You choose. California law (Insurance Code §10095.5) lets an agent help by submitting a FAIR Plan application at your request, by giving you the FAIR Plan's website and phone number, or by placing you with another insurer.

For the current FAIR Plan rate change, see what changed in the FAIR Plan dwelling rate for 2026.

What if your home has a mortgage?

Most mortgages require you to keep hazard insurance on the home. If your coverage lapses, the loan servicer can buy lender-placed (force-placed) insurance and charge it to you. That policy is bought to protect the lender's interest in the home. Federal rules (12 CFR 1024.37 (Regulation X, force-placed insurance)) require the servicer to send written notices before it charges you for it.

Do not let the old policy end before the new one starts. When the replacement is bound, send the new declarations page to your servicer so the escrow account pays the right policy. Buyers closing on a new home can use our San Joaquin County escrow guide.

What is the California Home Insurance Finder?

Insurance Code §10095.7 requires the Department of Insurance to run the California Home Insurance Finder, a public list of licensed agents, brokers and admitted insurers organized by ZIP code and by the languages they work in. The same law requires an insurer that non-renews a homeowners policy to give you information about the Finder. You can search it by your Manteca, Lathrop or Tracy ZIP code.

Your 75 days, in order

  1. Read the end date and the reason on the notice.
  2. Gather the three papers above.
  3. Call (209) 670-1556 or use the quote button so we can check admitted insurers first.
  4. If no admitted offer comes back, compare a FAIR Plan policy plus a DIC policy side by side.
  5. Bind the replacement with a start date no later than the old policy's end date, and send the new declarations to your mortgage servicer.

Homeowner guides by city: Manteca, Lathrop, Tracy. The statewide version of this topic is our California non-renewal notice guide.

Frequently asked questions

How much notice must an insurer give before a homeowners non-renewal in California?

Insurance Code §678 requires the non-renewal notice to be delivered or mailed at least 75 days before the policy ends, with the specific reason. If it arrives late, the existing policy stays in force for 75 days from the date the notice was delivered or mailed.

Should I go straight to the FAIR Plan after a non-renewal?

We check admitted insurers first because they usually write a full homeowners package. If none will offer a policy, we show a FAIR Plan policy plus a difference-in-conditions policy side by side, and you decide.

What happens if my coverage lapses and I have a mortgage?

The servicer can buy lender-placed insurance and charge it to you. Federal rules require written notices before that charge. Keep the old policy in place until the replacement starts and send the new declarations page to the servicer.

What is the California Home Insurance Finder?

It is a Department of Insurance website, required by Insurance Code §10095.7, that lists licensed agents, brokers and admitted insurers by ZIP code and language. Insurers must give non-renewed homeowners information about it.

Sources

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Reviewed by Santo Militello, California-licensed Property & Casualty agent (CA License #1737723), owner of Insurance City Agency, LLC — CA Insurance License #6003045. Phone (209) 670-1556. Insurance City, 956 W Robinhood Dr, Stockton, CA 95207.

Send us the notice and we will check the market before your end date

(209) 670-1556   Get a home quote

Insurance City Agency, LLC · CA License #6003045

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