If you own a home in Burlingame, you're living in one of the Peninsula's most desirable communities—but that comes with some insurance considerations you need to understand. With median home values hovering around $2.5-2.9 million and a mix of charming historic homes and modern properties, getting the right coverage isn't just about checking a box. It's about protecting what's likely your biggest investment in an area where earthquake risk, wildfire exposure, and a challenging insurance market all come into play.
What Makes Burlingame's Insurance Market Different
Here's what most people don't realize when they move to Burlingame: your standard homeowners insurance doesn't cover the two biggest risks you face. Earthquake damage and flood damage both require separate policies. Since nearly all Bay Area homes sit within 10 miles of a fault line, that's a problem.
The average home insurance policy in California ran about $1,674 per year in 2025—significantly less than the national average of $2,692. But that baseline number doesn't tell the whole story for Burlingame homeowners. Your actual premium depends on your home's age, construction type, and replacement value. With Burlingame's high property values, you're likely looking at considerably higher premiums than the state average.
California's insurance market has gotten tougher over the past few years. Major carriers have requested rate increases of 30% or more, and some have stopped writing new policies altogether. The combination of wildfire payouts and state-imposed caps on premium increases has pushed insurers to pull back from the California market. Even in areas like Burlingame that aren't considered extreme wildfire zones, finding coverage can be more difficult than it was five years ago.
Earthquake Insurance: The Coverage Most People Skip
The Bay Area has a 63% chance of experiencing a magnitude 6.7 or greater earthquake in the next 30 years. Think about that for a moment—better than even odds. Yet earthquake insurance is still a tough sell, even here. The reason? Cost and deductibles.
Most earthquake coverage in California comes through the California Earthquake Authority (CEA), though you buy it through your regular insurance company. The statewide average premium is around $739 per year, but here's the catch: deductibles typically range from 10-20% of your home's replacement value. For a $2.5 million Burlingame home, that means you'd be on the hook for $250,000 to $500,000 before your insurance kicks in. That's a tough pill to swallow.
Your home's construction makes a huge difference. Homes built on bedrock handle earthquakes much better than those on soft soil, which can experience liquefaction—where the ground literally turns to liquid during shaking. Similarly, homes built before 1948 that haven't been retrofitted are much more vulnerable than modern construction. If you own one of Burlingame's charming historic homes, retrofitting—adding foundation bolts, bracing cripple walls, and securing your home to its foundation—can reduce both your risk and your insurance premium.
Fire Risk and Wildfire Coverage in San Mateo County
Unlike some foothill communities, Burlingame doesn't sit in California's highest wildfire risk zones. But that doesn't mean fire isn't a concern. Parts of San Mateo County west of Alameda de las Pulgas are designated wildfire risk areas, and the county has a long history of destructive wildfires. What affects you most directly is how the insurance industry views regional fire risk.
Insurance companies use sophisticated modeling to assess fire risk down to individual ZIP codes. Even properties that aren't in official high-hazard zones can face higher premiums or coverage restrictions if the insurer's models show elevated risk. The good news? Your standard homeowners policy does cover fire damage, unlike earthquakes. But the broader Bay Area fire exposure has contributed to those 20% rate increases we've seen in California.
If you live in or near one of San Mateo County's Fire Hazard Severity Zones, you should be prepared to evacuate during fire season. The county's fire hazard maps haven't been updated in over 12 years, but new, more granular maps are being released in phases throughout 2025. These updated maps may change how insurers view your property's risk.
Insuring Historic and High-Value Homes
Burlingame is known for its beautiful historic homes, many dating back to the early 20th century. If you own one of these properties, standard replacement cost coverage might not be enough. Historic homes often feature architectural details, materials, and craftsmanship that cost significantly more to replicate than modern construction. You'll want to discuss extended replacement cost or guaranteed replacement cost coverage with your insurer.
Extended replacement cost typically covers 125-150% of your dwelling limit, which helps if construction costs spike after a major disaster when contractors are in high demand. Guaranteed replacement cost goes further, covering the full cost to rebuild regardless of your policy limit—though these policies have become harder to find and more expensive in California's current market.
Don't forget about your personal property and liability coverage. With home values in the $2-3 million range, you likely have valuables worth protecting and assets worth defending. Consider increasing your personal liability coverage beyond the standard $300,000, or add an umbrella policy that provides an additional $1-5 million in liability protection. It's relatively inexpensive compared to the risk.
Finding Coverage in a Difficult Market
With some insurers leaving California and others restricting new policies, you need to be proactive about your coverage. Start shopping at least 60 days before your current policy expires. Don't just stick with your current insurer out of convenience—rates and availability vary significantly between companies.
If you're denied coverage by traditional insurers, California's FAIR Plan serves as the insurer of last resort. It provides basic fire coverage, though it's typically more expensive and offers less comprehensive protection than standard policies. Some homeowners use the FAIR Plan for dwelling coverage and then purchase a separate difference-in-conditions policy to cover perils like theft and liability.
You can also take steps to lower your premiums. Installing a modern security system, upgrading your electrical and plumbing systems, and retrofitting older homes for earthquake resistance can all qualify you for discounts. Bundling your home and auto insurance with the same company typically saves 15-25% on your premiums. And raising your deductible from $1,000 to $2,500 or $5,000 can reduce your annual premium—though make sure you can afford that higher deductible if you need to file a claim.
Getting Started with Your Burlingame Home Insurance
The best time to review your home insurance is before you need it. Start by getting quotes from at least three different insurers—rates can vary by thousands of dollars for the same coverage. Be honest about your home's age, construction type, and any upgrades you've made. Those details directly affect your premium and coverage options.
Have a serious conversation about earthquake insurance. Yes, the deductibles are high. But if the big one hits and you don't have coverage, you'll be facing the full cost of repairs or rebuilding—which could easily exceed your home's value once you factor in debris removal, temporary housing, and construction cost increases following a major disaster. For many Burlingame homeowners, earthquake insurance is worth the investment.
Finally, document your home and belongings. Take photos and videos of each room, keep receipts for major purchases, and store this documentation somewhere off-site or in the cloud. If you ever need to file a claim, you'll be glad you have this record. Your Burlingame home represents a significant investment—make sure your insurance protection matches its value.
