Did a south Tracy or Tracy Hills homeowners policy arrive with a nonrenewal, or is the house on the FAIR Plan? Send Insurance City Agency, LLC the declarations page and the notice. The Stockton office is at 956 W Robinhood Dr, CA License #6003045. Call or text (209) 670-1556.
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What is a Fire Hazard Severity Zone, and how should a south Tracy owner use the map?
A Fire Hazard Severity Zone is the map class the State Fire Marshal assigns from fuel, slope, fire weather, and wind. The City of Tracy local-responsibility map dated February 24, 2025, shows Moderate and High classes inside the city. That PDF does not name Tracy Hills as one class or the other, so check the parcel on the map before you describe the house.
The city posted that map as Fire Hazard Severity Zones in the Local Responsibility Area, February 24, 2025. The PDF states that the State Fire Marshal identifies moderate, high, and very high zones from fuel loading, slope, fire weather, and wind, and it cites Government Code section 51178. The legend on that map includes High and Moderate. It does not, in the text of the PDF, label the Tracy Hills plan area as one of those classes. Confirm the parcel on the map and with the Office of the State Fire Marshal fire hazard severity zone page, which tells owners to ask the local jurisdiction about a specific local-responsibility area.
Seller disclosures are a separate question from the insurance form. Civil Code section 1103.2 puts a natural-hazard disclosure in covered sales, including whether the property is in a high or very high fire hazard severity zone, and the form itself says those hazards may limit the ability to obtain insurance. Government Code section 51183.5 requires a transferor of property in a very high fire hazard severity zone to disclose that fact. That section is about very high zones. It is not a moderate-zone rule. Do not describe a Tracy Hills lot as high, moderate, or very high until the parcel is checked on the city map.
The Planning Commission exhibit for the Tracy Hills Specific Plan describes the plan area as about 2,761.3 acres in the southern portion of Tracy, around the Corral Hollow Road interchange and the proposed Lammers Road interchange on Interstate 580. The same exhibit projects about 7,265 dwelling units at full buildout and says the acreage and the unit count are approximate. Those figures are a projection in that document, cited from the Tracy Hills Specific Plan exhibit. They are not a count of houses standing today, and they are not a fire-zone designation.
What must a nonrenewal notice give you under Insurance Code section 678?
For a policy that expires on or after July 1, 2020, Insurance Code section 678 says the insurer must deliver or mail the nonrenewal notice at least 75 days before expiration. The notice must state the reason. If that notice is missed, the same policy continues, with no change in terms, for 75 days after it is delivered or mailed.
Read the statute at Insurance Code section 678. For a notice on a policy expiring on or after July 1, 2020, the section also requires the specific reason, the insurer’s complaint telephone number displayed in a prominent place, and a statement that the consumer may have the matter reviewed by the Department of Insurance, including the department website. Use the number printed on your notice, and use the website named in the statute, www.insurance.ca.gov. Keep the envelope or the email header so the delivery date can be compared with the expiration date.
The 75-day count is a notice rule. It is not a promise of a new offer, and it is not a reason to cancel the policy you still have.
How does a FAIR Plan policy plus a difference-in-conditions policy compare with one admitted homeowners policy?
One admitted homeowners policy is a single contract for the house. A California FAIR Plan policy plus a difference-in-conditions policy is two contracts, and the second contract does not fill every gap by itself. Do not assume the FAIR Plan includes liability or theft, and do not cancel either contract until a replacement is bound on an overlapping date.
| One admitted homeowners policy | FAIR Plan plus a difference-in-conditions policy | |
|---|---|---|
| How many contracts | One policy for the house. | Two policies. Each one has its own declarations page. |
| What not to assume | Read that form for dwelling, liability, theft, and loss of use. Flood and earthquake are still separate. | Do not assume the FAIR Plan includes liability or theft. Read both forms before you decide a loss is covered. |
| When to cancel | Do not drop the policy you have until the new policy is bound and the effective dates overlap. | Same rule. Overlap the dates. A gap between the two effective dates is a gap in the file. |
| Where to read the filing detail | See the linked filing pages. | The FAIR Plan alternatives page and the 2026 rate-increase page cover that filing. |
A landlord who rents the house out should use the Tracy landlord page for the DP-3 question. The comparison above is for the owner-occupied homeowners policy. Binding the replacement with an overlap is the same practical step in both cases: the old contract stays in force until the new effective date has started.
Which home-hardening steps does the California Safer from Wildfires framework list?
The Department of Insurance lists ten home-hardening steps under the name Safer from Wildfires. The steps cover the roof, the first five feet, vents, the base of the walls, eaves, windows, the space under a deck, outbuildings, defensible space, and community programs. Completing a step does not set the premium, and the policy you are offered still depends on the form and on the house.
According to the Department of Insurance Safer from Wildfires page, the ten items are:
- A Class-A fire-rated roof.
- An ember-resistant zone in the first five feet, including fencing in that zone.
- Ember- and fire-resistant vents, with noncombustible metal mesh of 1/16 to 1/8 inch.
- Noncombustible material on the bottom six inches of exterior walls.
- Enclosed eaves.
- Upgraded multi-paned windows, or shutters.
- Vegetation cleared from under decks.
- Combustible sheds and outbuildings moved to at least 30 feet from the house.
- Defensible-space compliance.
- Community mitigation such as Firewise USA or a Fire Risk Reduction Community.
Send what you have actually finished: roof material and age, vent type, and photos of the cleared space. The department page is the list. It is not a quote, and finishing an item on the list is not itself an insurance offer.
How do you get re-quoted after a nonrenewal in Tracy?
After a nonrenewal, the quote starts from the declarations page and the notice, not from memory. Send the roof age and material, what you have done for defensible space, and how the vents are built. Insurance City Agency, LLC reads those facts against the Tracy map and the form, from the Stockton office, CA License #6003045.
- Send the current declarations page, including the dwelling limit and the expiration date.
- Send the nonrenewal letter, with the date it was mailed or delivered.
- Send the roof age and the roof material.
- Describe the defensible space and attach photos if you have them.
- Describe the vents: mesh, material, and whether they are the ember-resistant type on the department list.
- Do not cancel the current policy, the FAIR Plan, or a difference-in-conditions policy until a replacement is bound with an overlapping effective date.
If the house is rented, use the Tracy landlord page. Call or text (209) 670-1556 if the expiration date is inside the next two weeks.
What does the CAL FIRE page say about the Corral Fire southwest of Tracy?
According to the CAL FIRE incident page for the Corral Fire, the fire is fully contained at 14,168 acres in San Joaquin County. It started June 1, 2024, at Lawrence Livermore National Laboratory Site 300, southwest of Tracy, and the cause is listed as undetermined. That page also says this was not a CAL FIRE incident and that the Santa Clara Unit had jurisdiction.
Those figures come from the incident page, not a fire-hazard class for a Tracy Hills lot. Use the city map for the parcel. A new quote still needs the roof, the vents, and the defensible space.
Frequently asked questions
What is a Fire Hazard Severity Zone?
It is a map class the State Fire Marshal assigns from fuel, slope, fire weather, and wind. The City of Tracy local-responsibility map dated February 24, 2025, shows Moderate and High classes. That PDF does not name Tracy Hills as one class or the other. Check the parcel on the city map.
How many days of notice does Insurance Code section 678 require for nonrenewal?
For a policy that expires on or after July 1, 2020, the insurer must deliver or mail the nonrenewal notice at least 75 days before the policy expires. If that notice is missed, the same policy, with no change in terms, continues for 75 days after the notice is delivered or mailed.
Can the FAIR Plan be cancelled the day an admitted policy is offered?
No. Do not cancel the FAIR Plan, or a difference-in-conditions policy beside it, until the replacement policy is bound and the effective dates overlap. One admitted homeowners policy is one contract. FAIR Plan plus a difference-in-conditions policy is two contracts.
Does completing a Safer from Wildfires step set the premium?
No. The Department of Insurance lists the hardening steps. Completing a step does not set the price of the policy. The offer still depends on the form and on the house. Send photos of the work you have finished with the declarations page.
What does the CAL FIRE page record for the Corral Fire?
According to the CAL FIRE incident page, the Corral Fire is fully contained at 14,168 acres in San Joaquin County, starting June 1, 2024, at Lawrence Livermore National Laboratory Site 300, southwest of Tracy. The cause is undetermined. The page says it was not a CAL FIRE incident and that the Santa Clara Unit had jurisdiction.
Where is the Tracy homeowners quote prepared?
Insurance City Agency, LLC prepares it at 956 W Robinhood Dr, Stockton, CA 95207, CA License #6003045. Call or text (209) 670-1556. Hours are Monday through Friday, 10:00am to 6:00pm.
Reviewed by Santo Militello, California-licensed agent and owner (CA Lic. #1737723). Our licensed team brings more than 70 years of combined insurance experience. Insurance City Agency, LLC · CA License #6003045 · 956 W Robinhood Dr, Stockton, CA 95207 · (209) 670-1556. Last reviewed 2026-10-20.
Related resources
- One admitted policy compared with FAIR Plan plus a DIC policy
- The 2026 FAIR Plan rate filing
- Landlord insurance for a Tracy rental house, duplex, or ADU
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