How Climate Change Can Impact Homeowners Insurance

The process of buying a home has always involved analyzing location, price, and condition, but there’s another factor to consider that should shape your real estate decisions: climate risk. Whether you’re looking to buy a home in Tampa, where buildings have a 63% chance of flooding, or you’re exploring homes in Los Angeles, where fire season can create devastation, natural hazards are influencing property values, insurance availability, and the total cost of homeownership.

In this Redfin article, we explore why insurance has become the “third affordability pillar” and detail the necessary due diligence required to confidently purchase a home in today’s evolving, climate-exposed market.

>> Explore Redfin’s Climate Change and the Housing Market guide for additional information.

What your homeowners insurance policy covers and what might be considered an add-on

A standard homeowners insurance policy, which is commonly referred to as an HO3, provides core financial protection for the dwelling, personal belongings, and liability. An HO3 policy often covers common perils like fire and theft. However, standard policies inherently exclude major natural hazards, such as damage caused by floods, earthquakes, and specific ground movements. For buyers in climate-vulnerable regions, it’s important that you confirm these exclusions and secure a separate policy to bridge coverage gaps. 

If a property is in a flood-prone area, a dedicated flood insurance policy, either through the NFIP, which is managed by FEMA, or a private insurer, is required because standard home insurance will not cover flood damage. Buyers should view these add-ons as essential components of the total cost of homeownership, not optional expenses, to protect their asset from the local market’s specific, evolving hazards.

Insurance: The third affordability pillar

For years, home buyers have primarily focused on two factors that determine a property’s affordability: the purchase price and the interest rate. In markets increasingly exposed to natural hazards, the cost and availability of homeowners insurance has become a third critical factor. 

Consider the 2025 wildfires that plagued Los Angeles,  Cal Matters reports “4 in 10 insurance policy holders have experienced insurability issues, such as huge premium increases and dropping coverage.”

According to Senior Manager Attorney Pierre A. Louis of Louis Law Group, insurance is now “the third leg of the affordability stool”. Buyers should treat the insurance underwriting process as a parallel track of due diligence, not an afterthought to be sorted out after the inspection period ends. He adds, “Flood zone designations, wildfire brush scores, and wind mitigation ratings can swing annual premiums by thousands of dollars and should be confirmed before waiving contingencies.” 

Order a Natural Hazard Disclosure to avoid surprises

To confidently navigate a purchase, buyers must seek total transparency regarding a property’s environmental exposure. Flood, fire, and other evolving risks are not purely environmental; they directly affect a home’s insurability, long-term costs, and overall market value.

Director of Operations Heather Ruggles with SnapNHD notes that understanding property exposure upfront helps buyers avoid surprises and make informed investment choices. She recommends ordering a Natural Hazard Disclosure (NHD) at the time of listing. This proactive step ensures that “agents and sellers have the opportunity to address concerns before they become deal breakers.”

Prioritize quality insurance plans

When faced with high insurance premiums in a climate-vulnerable region, the temptation to choose a budget carrier is strong. However, low-cost coverage often carries a hidden financial hazard.

CEO Todd Richheimer of LAWFTY cautions buyers to look beyond the premium price. He says, “Many budget carriers are slow to pay and quick to underpay claims,” and recommends “asking your insurance broker to evaluate not just the premium, but the carrier’s quality and claims reputation, because the true cost of insurance only reveals itself when you actually need it.” Prioritizing a reliable carrier ensures that your largest financial asset is adequately protected when disaster strikes.

When you’re requesting a homeowners insurance policy, be sure to explore plans that cover disasters such as fires or flooding, sometimes damages might not be covered, which can make for a hefty future expense.

Investing in home resilience keeps insurance

As a buyer, you shouldn’t be deterred from purchasing a home in an area that you love because of the risk of natural disasters. Houses in Los Angeles still offer stunning sights and the atmosphere of Hawaii is unbeatable. However, Dan Preston, CEO of Stand Insurance says the most crucial decision is whether or not it’s worth it to pay to protect the home you’re purchasing.

When it comes to natural disasters, such as fires, Dan discusses how a home with house hardening (using fire-resistant materials), can make your home “meaningfully safer, and it keeps it insurable at prices that don’t force you out. Homeowners who invest in resilience are protecting both their family and their largest financial asset.” 

Climate risk impacts long-term value

A property’s vulnerability to natural hazards fundamentally affects its long-term financial performance. Rising insurance premiums, limited coverage options, and mandatory mitigation efforts directly impact its overall worth. 

Predictions estimate that by 2055 U.S. home values will decline by $1.47 trillion due to climate change. Homes that fail to meet modern resilience standards or are situated in areas with worsening climate forecasts may face a reduced pool of future buyers, effectively limiting appreciation. 

By proactively addressing climate risks, through upfront disclosures, securing high-quality insurance, and investing in physical resilience, buyers are not just protecting their current asset; they are strategically guarding its attractiveness and long-term resale value.

Final steps for smart, covered buyers

Today’s home buyer must integrate climate risk assessment into their overall purchasing strategy. Be proactive about investigating a property’s true exposure, prioritize carriers based on reputation and claims history, and view home resilience as a financial asset. By treating insurance and hazard mitigation as foundational components of affordability and due diligence, you can buy smart and ensure your investment stays covered for years to come.

>> You might also be interested in Homebuyers Are More Likely to Click on Climate-Risk Data After Major Disasters – But the Urgency Is Fleeting

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