Redlands sits in the heart of California's Inland Empire, a city of about 73,000 people known for its Victorian homes, tree-lined streets, and historic charm. But here's what most newcomers don't realize: insuring your property in Redlands is nothing like insuring a home in, say, Iowa. Between California's unique insurance requirements, wildfire risks, earthquake considerations, and a challenging insurance market, you need to understand what you're getting into.
This guide breaks down everything Redlands residents need to know about insurance—from the basics of California's new auto requirements to navigating the wildfire insurance crunch that's hitting the Inland Empire hard.
California's New Auto Insurance Requirements
If you've been driving in California for a while, you might remember the old 15/30/5 minimums. Those numbers stood for $15,000 per person for bodily injury, $30,000 per accident, and just $5,000 for property damage. That $5,000 barely covers a fender bender these days, let alone a serious collision.
Effective January 1, 2025, California implemented new minimum requirements of 30/60/15. That's $30,000 per person for bodily injury, $60,000 per accident, and $15,000 for property damage. The change rolls out gradually—your new limits kick in when your policy renews, not immediately on January 1st. These minimums haven't been updated in over 50 years, and the increase reflects the reality of modern medical costs and vehicle repair expenses.
Here's the thing: even these new minimums are probably not enough. If you cause an accident that seriously injures someone, $30,000 won't come close to covering medical bills, lost wages, and pain and suffering. Consider carrying at least 100/300/100 coverage, or better yet, add an umbrella policy for additional liability protection. Getting caught driving without insurance in Redlands means fines starting at $100 for first-time offenders, plus penalty assessments that can multiply the base fine significantly.
Wildfire Risk and the Insurance Crunch
In March 2024, CAL FIRE released updated Fire Hazard Severity Zone maps for the first time since 2007. For Redlands, the news wasn't great. Large portions of North Redlands, including areas east of Interstate 210, are now classified as moderate to very-high fire hazard zones. This wasn't a surprise to local fire officials—they've been preparing for years—but it matters tremendously for insurance.
Major insurers have been pulling back from California's high-risk areas. In 2024, State Farm announced it would non-renew approximately 72,000 policies statewide, and Redlands zip codes were among those affected. One Redlands resident reported being dropped by Nationwide despite living in what he considered a low-risk area, simply because the property fell within a designated fire hazard zone.
Insurance companies use their own detailed risk models, not just CAL FIRE's maps, so two neighbors might have very different insurance experiences. The good news? Redlands has invested heavily in fire prevention infrastructure and community wildfire protection programs. When negotiating with insurers or appealing a non-renewal, point to these local efforts—they demonstrate that the city takes fire risk seriously.
The California FAIR Plan: Your Safety Net
If you can't find traditional homeowners insurance, the California FAIR Plan exists as an insurer of last resort. Between 2019 and 2024, the number of properties covered by the FAIR Plan doubled to 350,000 homes and businesses statewide, with more than $320 billion in exposure. It's a sign of how stressed California's insurance market has become.
The FAIR Plan covers fire, smoke, lightning, and internal explosion—but that's it. You won't get coverage for theft, water damage from burst pipes, or liability if someone gets injured on your property. For that, you'll need to purchase a separate Difference in Conditions (DIC) policy, which covers everything else. The combined cost of a FAIR Plan policy plus a DIC policy is typically more expensive than traditional homeowners insurance, and rates increased by more than 15% on average in 2024.
Recent reforms have expanded FAIR Plan coverage limits to $3 million for residential properties and $20 million for commercial locations. Treat the FAIR Plan as a temporary solution while you continue shopping for traditional coverage—insurers regularly re-enter markets, and you want to be ready to switch when better options become available.
Earthquake Insurance: Do You Need It?
Redlands sits in Southern California, which means earthquake risk is real. Your standard homeowners policy doesn't cover earthquake damage—you need a separate policy through the California Earthquake Authority (CEA) or a private insurer.
The CEA, created after the devastating 1994 Northridge earthquake, offers coverage through participating insurance companies. You can't buy directly from the CEA—you purchase through your existing homeowners insurer. Deductibles are percentage-based rather than dollar amounts, ranging from 5% to 25% of your coverage limit. On a $500,000 home, even a 10% deductible means you're responsible for the first $50,000 of damage.
As of 2023, the CEA eliminated coverage for breakables and exterior masonry veneer on new policies. If you own an older home, retrofitting can qualify you for up to a 25% discount on earthquake insurance. Whether earthquake coverage makes sense depends on your financial situation—could you afford to rebuild or repair major structural damage out of pocket? If not, earthquake insurance is worth considering despite the high deductibles.
Insuring Redlands' Historic Properties
Redlands is known for its Victorian architecture and historic homes. If you own one of these beautiful properties, you're facing unique insurance challenges. Historic homes are considered less desirable to insure even in good markets, and in today's tight market, they're viewed even less favorably.
The problem is replacement cost. Standard policies may not account for the specialized materials, skilled craftspeople, and time required to restore historic features to their original condition. Look for guaranteed replacement cost coverage or extended replacement cost that goes beyond your policy limits. Make sure your policy specifically addresses the unique characteristics of your home—ornate woodwork, plaster walls, original windows, and other period features that can't be replaced with modern materials.
Redlands offers the Mills Act program, which provides property tax incentives for historic property owners who commit to preservation and maintenance. While it doesn't directly reduce insurance costs, maintaining your historic property to high standards can help when negotiating with insurers.
Taking Action: Protecting Your Redlands Home
Start by reviewing your current policies against California's new requirements and your actual coverage needs. If you're in a designated fire hazard zone, don't wait for a non-renewal notice—proactively shop for coverage with multiple insurers. Document your home's condition with photos and keep detailed records of improvements and upgrades.
Consider bundling policies with a single insurer for potential discounts, but also get quotes from independent agents who can shop multiple companies on your behalf. Make your property as insurable as possible by creating defensible space around your home, upgrading to fire-resistant materials, and retrofitting older structures for earthquake safety.
Living in Redlands means enjoying one of the Inland Empire's most charming communities, but it also means navigating a complex insurance landscape. Stay informed about policy changes, maintain your property diligently, and don't hesitate to work with local insurance professionals who understand the specific challenges facing Redlands homeowners. Your insurance coverage is too important to set and forget—review it annually and adjust as your needs and the market change.
