Salt Lake City home insurance nonrenewal help

If your Salt Lake City home insurer will not renew, Utah law gives you at least 30 days of notice and the right to ask for the reason in writing. Common local triggers include hail claims, roof condition and homes near foothill wildland. Utah has no FAIR plan, so start with independent agents right away.

Count from your policy's expiration date. With only 30 days of required notice in Utah, Salt Lake City homeowners who wait a week to start can end up shopping with three weeks left. Start calls today.

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Do this now

  1. Write down your expiration date and the reason on the notice.
  2. Ask the insurer in writing for the specific facts. It has 10 working days to answer.
  3. If the reason is your roof, schedule a licensed roofer to inspect it and put the findings in writing.
  4. Look up your address on the Utah Wildfire Risk Assessment Portal if the notice mentions wildfire.
  5. Get quotes from two or more independent agents in Salt Lake County.
  6. Ask each agent about earthquake coverage while you are switching.

Why Salt Lake City homeowners are getting nonrenewal notices

Insurers rarely publish their reasons city by city, so the reason on your own notice matters most. Still, the risks that show up in Salt Lake City are well documented in public data, and they line up with the reasons homeowners here tend to see.

Hail

Salt Lake County logs more large hail than any other Utah county. In NOAA's Storm Events Database, Salt Lake County had the most reports of hail 1 inch or larger in Utah from 2016 through 2025, with 14 reports. The largest hail in Utah in the 12 months NOAA most recently published was 1.75 inches, recorded in Salt Lake County on June 25, 2026. Hail damage often leads to roof claims, and roof claims are a common thread in nonrenewals.

Utah law helps here. An insurer cannot nonrenew a homeowners policy solely because of one wind, hail or lightning claim within 36 months. If your notice followed a single hail claim and cites only that claim, ask the insurer to explain in writing.

Foothill and canyon-edge wildfire exposure

Parts of the Salt Lake Valley sit where neighborhoods meet the Wasatch foothills and canyon mouths. The state's High Risk Wildland Urban Interface map marks areas where homes sit close to wildland fuels. Under Utah Code 31A-22-1310, insurers that label a home "high risk WUI" must use that state map, and a nonrenewal based on wildfire risk must state the facts behind it. Check your address on the Utah Wildfire Risk Assessment Portal before you call agents, so you know how the state rates your spot.

Older homes and roofs

Salt Lake City has many older homes. Insurers often look hard at roof age, wiring, plumbing and general condition at renewal. If an inspection triggered your notice, ask for a copy of the inspection report or photos. A specific list of items gives you something to fix and something to show the next company.

The earthquake gap most Salt Lake City homeowners have

Salt Lake City sits on the Wasatch Front. The Utah Insurance Department points to a study, Earthquake Probabilities for the Wasatch Front Region in Utah, Idaho and Wyoming, that found a 43 percent chance of at least one magnitude 6.75 or larger earthquake in the region in the next 50 years, and says about 500 earthquakes occur in the Wasatch Front region each year (UID disaster preparedness page; UID earthquake notice).

A standard homeowners policy does not cover earthquake damage. Earthquake coverage is sold as a separate policy or an endorsement. The department notes that earthquake deductibles are usually a percentage of the coverage limit, often 5, 10 or 20 percent, and may apply to each coverage separately. Most insurers also have a waiting period of 10 to 30 days and may stop writing new earthquake coverage right after a quake. If you are replacing your policy anyway, ask every agent for an earthquake quote so you can compare.

Your rights under Utah law

  • 30 days of notice. Utah requires written notice of nonrenewal at least 30 days before your policy expires (Utah Code 31A-21-303).
  • A reason on request. Ask in writing, and the insurer must respond within 10 working days.
  • Wildfire facts. A wildfire-based nonrenewal has to state the facts. A wildfire-based increase over 20 percent gives you the right to ask for the facts.
  • Single storm claim protection. No nonrenewal solely for one wind, hail or lightning claim in 36 months.

How to find new coverage in Salt Lake City

Because Utah has no FAIR plan, the backstop is the private market. Here is the order that usually works best.

  1. Independent agents first. An independent agent can quote several companies in one call. Insurers price hail and wildfire differently, so a home one company declines may be fine for another.
  2. Bring proof. A roofer's written report, photos of cleared brush, and receipts for repairs help an underwriter say yes. Send them with the application, not after a decline.
  3. Ask about impact-resistant roofing. If you need a new roof anyway, ask insurers whether they give credit for impact-rated shingles. Get the answer in writing before you pick a product.
  4. Surplus lines if needed. If admitted insurers decline, a surplus-lines broker can place the home with a nonadmitted insurer under Utah Code 31A-15-103. Read the policy form closely. Coverage and deductibles vary more than with standard policies.

Flood is separate too

Flooding is the most common hazard in Utah, according to the state's hazard mitigation program, and a standard homeowners policy does not cover it. If you are near a creek, canal or low spot, look up your address on FEMA's Flood Map Service Center and ask about flood coverage while you shop.

Need a hand?

Call us and we will connect you with someone who works the Salt Lake County market. If the notice is hard to read, try the notice decoder first. For statewide rules, see the Utah hub.

Related: Utah hub · Salt Lake City · St. George · Notice decoder · Roof-age rules

Sources

Editorial standards: written from state insurance department rules and statutes, cited on each page

Last updated November 3, 2026 · Rules change often; we update state pages monthly.

FAQ

Why did my Salt Lake City insurer drop me?

Only your insurer can say. Ask in writing for the specific reason. Utah law gives the insurer 10 working days to respond. Common reasons include roof condition, claim history and wildfire exposure near the foothills.

Can I be dropped for a hail claim in Salt Lake City?

Not solely for one wind, hail or lightning claim within 36 months. More claims, or roof condition problems, can still be a reason.

Does my homeowners policy cover earthquakes?

No. Earthquake coverage is a separate policy or endorsement, usually with a percentage deductible and a waiting period of 10 to 30 days, according to the Utah Insurance Department.

Is there a state insurer of last resort in Salt Lake City?

No. Utah has no FAIR plan. If standard insurers decline, ask an independent agent about surplus-lines coverage.

How do I check if my Salt Lake City home is in a high-risk wildfire area?

Look up your address on the Utah Wildfire Risk Assessment Portal. Insurers that label a home high risk WUI must use the state map.

Dropped by your insurer? Call now