California Earthquake Insurance: Understanding Coverage, Myths, And Why It Matters

​Earthquakes are a reality for Californians, yet a surprisingly small percentage of residents—homeowners, landlords, and business owners—carry earthquake insurance. For many, the decision to go without coverage is driven by common misconceptions about federal aid, affordability, or a belief that their property is at low risk. Unfortunately, these myths can leave property owners financially vulnerable when disaster strikes.

In this article, we’ll explore what earthquake insurance covers, how coverage for residential and commercial properties differs, and why it’s essential for protecting your home, rental property, or business.

What Earthquake Insurance Covers
The scope of earthquake insurance depends on the policy you choose. The California Earthquake Authority (CEA) offers basic protection, while private insurers provide more comprehensive earthquake insurance options.

Core Coverage for Homeowners and Landlords:

• Dwelling Protection: Covers the cost to rebuild or repair the structure of your home or rental property.
• Personal Property Coverage: Replaces items like furniture, electronics, and clothing. CEA policies cap this at $25,000, while private insurers often offer higher limits.
• Loss of Use or Loss of Rental Income: Helps cover temporary housing and living expenses. For landlords, this coverage can replace lost rental income during rebuilding.

Renters Insurance for Earthquakes: Renters can purchase separate earthquake policies to protect their belongings and secure temporary housing coverage. These policies are generally affordable and offer valuable peace of mind.

Current State of Earthquake Coverage in California
Despite living in a high-risk earthquake zone, most Californians remain uninsured. Today, only 10% to 15% of homeowners carry earthquake insurance—down significantly from the roughly 30% who had coverage at the time of the 1994 Northridge Earthquake. The numbers are even lower for renters and landlords, with fewer than 10% of renters protecting their personal property. This coverage gap leaves many Californians exposed to severe financial hardship if a major earthquake strikes.

For landlords, the stakes are particularly high. Without coverage, they bear the full cost of repairing or rebuilding rental properties, as well as the potential loss of rental income during repairs. Renters often assume their landlord’s insurance policy covers their belongings—it doesn’t. Separate earthquake insurance is required for personal protection.

A Limited Market for Commercial Earthquake Insurance
Commercial properties—such as apartment buildings, office buildings, retail centers, and business establishments—face the same seismic risks as residential properties. However, the earthquake insurance market for these properties is far more limited. Unlike residential properties, commercial buildings are not eligible for coverage through the California Earthquake Authority (CEA), leaving business owners to rely on private insurance markets.

Challenges in the Commercial Market:

• Commercial earthquake insurance is generally more expensive and less standardized than residential earthquake insurance policies.
• Coverage availability depends on factors like location, construction type, and age, often resulting in higher premiums and deductibles.
• Deductibles for commercial earthquake policies typically range from 10% to 25%, making it a significant financial decision for commercial property owners.

Why Earthquake Insurance Matters for Business Owners
Business owners, whether they own the building or lease space, face significant risks without earthquake insurance. Many assume their standard business insurance policies cover earthquake damage, but this is rarely the case.

Key Reasons Business Owners Need Earthquake Insurance:

1. Business Interruption: Structural damage from an earthquake can lead to prolonged closures. Without coverage, business interruption costs must be paid out of pocket, putting the business at risk.
2. Equipment and Inventory Loss: Restaurants, medical offices, and law firms often house expensive equipment and inventory that could be damaged beyond repair.
3. Lease Obligations: Some lease agreements require tenants to carry earthquake insurance. Even when not required, tenants are responsible for replacing their own property and covering operational losses.

Currently, fewer than 10% of business owners in California carry earthquake insurance. This leaves the majority unprepared for a major event, making it difficult for many businesses to recover and reopen.

Dispelling Common Myths
Misconceptions about earthquake insurance often prevent homeowners, landlords, and business owners from getting the protection they need. Let’s break down some of the most common myths:

1. “My Homeowner’s Insurance Covers Earthquakes”
   Standard homeowners and renters insurance policies do not cover earthquake damage. Separate coverage is required.

2. “Earthquakes Are Only a Risk in Certain Parts of California”
   While regions like Los Angeles and the Bay Area are known for high seismic activity, earthquakes can and do occur throughout the state. No area is entirely safe.

3. “My House Is New, So It’s Built to Withstand Earthquakes”
   Modern building codes reduce risk but do not eliminate it. Even new structures can suffer significant damage from an earthquake.

4. “The Deductible Means It’s Not Worth It”
   High deductibles are often cited as a reason to skip earthquake insurance, but let’s frame it as a question: What’s your deductible if you don’t have earthquake insurance? Think about it for a second.

   Imagine it’s a 6th-grade math problem: If your home is damaged and it costs $500,000 to rebuild, without earthquake insurance, you’re responsible for the entire $500,000. But if you have earthquake insurance with a 10% deductible, you’re responsible for $50,000, and the insurance company covers the remaining $450,000. Which scenario would you prefer?

   By purchasing earthquake insurance, you shift the majority of the financial risk to the insurer, protecting yourself from catastrophic losses and turning an overwhelming burden into a manageable expense.

Even if coming up with the deductible seems challenging, borrowing or finding $50,000 is far easier than trying to finance and entire rebuild.  Meanwhile, the insurance ensures you're not left to shoulder the full financial burden.
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5. “Federal Aid Will Cover Everything”
   Federal disaster relief is for emergency assistance, not full reconstruction. Most aid comes as low-interest loans that must be repaid.

6. “It’s Too Expensive”
   While premiums and deductibles may seem daunting, earthquake insurance is often more affordable than expected. Private carriers offer customizable options to balance coverage and cost.

Earthquakes vs. Other Disasters
Unlike fires or isolated incidents that affect one home or neighborhood, earthquakes are regional disasters that can damage thousands of homes simultaneously. This widespread impact creates unique challenges.

• Limited Resources for Repairs and Rebuilding: After a major earthquake, demand for contractors and materials skyrockets, leading to delays and higher costs. Without earthquake insurance, you may have to borrow hundreds of thousands of dollars to rebuild, all while still making mortgage payments on a home that’s no longer livable.
• Overwhelmed Relief Systems: Federal aid is limited, and recovery resources can be stretched thin, leaving uninsured homeowners waiting for help. Having earthquake insurance ensures you won’t be entirely reliant on overwhelmed recovery systems.

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Preparing for the Unexpected
​While earthquake insurance is essential, it’s just one part of protecting your home and family. Here are a few additional steps you can take to prepare:

Retrofit Your Home for Safety and Discounts: Retrofitting strengthens older homes and can qualify you for insurance discounts. Homes built before 1980 or those with raised foundations or soft-story designs are especially vulnerable. Retrofitting techniques include:

• Foundation Bolting: Securing the wooden frame to the concrete foundation to prevent sliding.
• Bracing Cripple Walls: Reinforcing short walls in crawl spaces to prevent collapse.
• Strengthening Chimneys and Masonry: Reducing the risk of collapse from non-reinforced masonry.

Some insurance providers, including the CEA, offer discounts for completing approved retrofitting work. Programs like Earthquake Brace + Bolt can help offset the cost. Start by having a licensed contractor evaluate your home’s seismic readiness.

Secure Heavy Furniture: Anchor bookcases, water heaters, and heavy furniture to prevent them from falling.

Create an Emergency Plan: Have an evacuation plan and prepare an earthquake kit with essentials like water, food, and first-aid supplies.

Conclusion
Understanding earthquake insurance and separating fact from fiction is essential for protecting your home, rental property, or business. While insurance can’t prevent a disaster, it can help you recover faster and with fewer financial worries.

The 1994 Northridge Earthquake serves as a stark reminder of how devastating earthquakes can be. For a deeper look at how that event reshaped California’s insurance market, read our companion article: How the 1994 Northridge Earthquake Transformed California’s Earthquake Insurance Market.

Contact Schneiderman Insurance Agency at (818) 322-4744 for a personalized earthquake insurance review. We’ll help you explore both CEA and private options to find the right coverage for your needs.