Redlands has a story to tell. Built on citrus wealth in the late 1800s, this city became home to some of Southern California's most stunning Victorian mansions, surrounded by fragrant orange groves. Today, those historic homes stand alongside modern residences, creating a unique challenge for homeowners: how do you protect both 130-year-old Victorians and contemporary builds from California's most serious risks—wildfire and earthquakes?
If you're buying or insuring a home in Redlands, you need to understand the specific risks your property faces and how insurance actually works in this market. Let's break down what you're really paying for, what's missing from standard policies, and how to make sure you're covered when it matters.
Understanding Redlands' Fire and Earthquake Risks
In July 2024, the Redlands City Council approved updated fire hazard severity zone maps that significantly expanded high-risk areas. The data is sobering: one-third of Redlands now falls within the Very High Fire Hazard Severity Zone. The southern and eastern regions—including San Timoteo Canyon, Live Oak Canyon, and the Crafton Hills area—continue to face the highest wildfire threat. But the new maps also designate large portions of north Redlands and areas east of Interstate 210 as Moderate to High fire hazard zones.
These zones aren't arbitrary. Cal Fire determines them by analyzing fuel load, climate patterns, wind behavior, and terrain over a 30- to 50-year period. Translation: your home's fire risk is baked into the landscape around it, and insurers know it.
Earthquake risk is equally real. While earthquake insurance isn't legally required in California, Redlands sits close enough to major fault lines that most insurance companies will offer you earthquake coverage every two years. Your standard homeowners policy won't cover earthquake damage—only fire resulting from an earthquake. If a quake cracks your foundation or topples your chimney, you're paying out of pocket unless you have a separate earthquake policy.
What Home Insurance Actually Costs in Redlands
Here's what you need to know about pricing: the typical California homeowner pays between $1,100 and $1,700 per year for homeowners insurance. Redlands falls within that range, though your specific premium depends on your home's age, construction materials, replacement cost, and—critically—your fire hazard zone.
Those numbers are already outdated, though. In March 2024, State Farm raised rates by 20% and Farmers Insurance hiked premiums by 15%. If you're shopping for coverage now, expect to pay toward the higher end of that range—or beyond it if you're in a Very High fire zone or own a historic home with expensive replacement costs.
Historic Victorian homes present unique challenges. These properties often feature custom woodwork, period-specific materials, and architectural details that cost significantly more to replace than standard construction. If you own a home in one of Redlands' eight historic districts, make sure your policy includes guaranteed replacement cost coverage or extended replacement cost endorsements. Otherwise, you could face a massive gap between your coverage limit and the actual cost to rebuild your Queen Anne Victorian with historically accurate materials.
The California FAIR Plan: Your Last Resort Option
If traditional insurers refuse to cover your home—and that's increasingly common in high fire-risk areas—the California FAIR Plan is your fallback. It's not ideal, but it works. The FAIR Plan provides basic fire coverage and satisfies mortgage requirements, but here's what it doesn't cover: theft, liability, vandalism, hail, flood, or earthquake damage.
Think of the FAIR Plan as bare-bones protection. You'll need to purchase a separate difference-in-conditions (DIC) policy to fill in the gaps for liability, personal property, and other standard coverages. Together, a FAIR Plan policy plus a DIC policy can cost anywhere from $1,800 to $6,000 or more per year, depending on your home's value and location.
The good news: in 2024, the FAIR Plan raised coverage limits to $3 million for residential properties and introduced premium discounts for homeowners who harden their properties against wildfire. If you've installed fire-resistant roofing, cleared defensible space, or upgraded to dual-pane windows, you can qualify for lower premiums. The plan also now allows monthly payments without fees and accepts credit card payments.
Earthquake Insurance: Is It Worth It?
Most homeowners skip earthquake insurance. It's optional, it's expensive, and it comes with high deductibles—typically 10% to 25% of your home's value. But if you own a historic Victorian or a home worth $800,000, that deductible means you're responsible for the first $80,000 to $200,000 in damage before your insurance kicks in.
Here's the calculation you need to make: can you afford to repair or rebuild your home if a major earthquake hits? If the answer is no, earthquake insurance through the California Earthquake Authority (CEA) is worth considering. The CEA offers deductible options of 5%, 10%, 15%, 20%, and 25%, with lower deductibles available for newer homes and those built after 1980. Older homes on raised foundations may only qualify for deductibles starting at 15%.
Your premium depends on your home's age, proximity to fault lines, soil type, foundation type, and construction materials. If you've retrofitted an older home with foundation bolting or cripple wall bracing, you may qualify for lower premiums.
How to Get Started with Home Insurance in Redlands
Start by checking your fire hazard zone designation on the City of Redlands Fire Department's interactive map. That designation will shape your coverage options and pricing. Then, get quotes from at least three insurers. Ask specifically about coverage limits, replacement cost versus actual cash value, and whether your policy includes extended replacement cost for historic homes.
If you own a Victorian or older home, consider hiring an independent appraiser to determine accurate replacement costs. Insurance companies often underestimate what it costs to rebuild historic properties with period-appropriate materials and craftsmanship.
Finally, take steps to reduce your risk and your premiums. Create defensible space around your home by clearing brush within 100 feet of your structure. Install fire-resistant roofing and vents. Consider a seismic retrofit if you own an older home. These improvements not only protect your property—they can also qualify you for discounts through both traditional insurers and the FAIR Plan.
Insuring a home in Redlands means acknowledging the risks that come with living in one of California's most beautiful and historically rich cities. Whether you're protecting a century-old mansion or a modern build, the right insurance strategy gives you peace of mind and financial protection when the unexpected happens.
