Is Homeowners Insurance About to Spike in the Conejo Valley?
Yes, if your home carries a California FAIR Plan policy. Starting October 15, 2026, the FAIR Plan is raising premiums by an average of 29.1% on new and renewing policies statewide, and roughly 13,000 FAIR Plan policies sit across Thousand Oaks, Newbury Park, Westlake Village, Moorpark, Simi Valley, Camarillo, and Agoura Hills. If your renewal falls after that date, expect a noticeably higher bill even if nothing about your home has changed.
Thousand Oaks, Newbury Park, Westlake Village, Moorpark, Simi Valley, Camarillo & Agoura Hills, CA · September 2026
What is the California FAIR Plan, and why does it matter here?
The FAIR Plan is California's insurer of last resort. It exists to cover homeowners that standard insurance companies won't, usually because of wildfire exposure. It isn't run by the state. It's funded and operated by the insurance industry as a shared-risk pool, built to be a temporary bridge, not a permanent policy.
The problem is that "temporary" has stretched on for a lot of homeowners across the Conejo Valley area. As standard insurers pulled back from wildfire-prone communities over the past few years, the FAIR Plan's policy count grew fast here, and now it's raising rates to cover the risk it's carrying.
Why are FAIR Plan premiums jumping 29% in October 2026?
The California Department of Insurance approved a 29.1% average rate increase for FAIR Plan dwelling policies, effective October 15, 2026, down from the 35.8% the FAIR Plan originally requested. The FAIR Plan itself says the increase is driven mostly by the wildfire portion of the premium calculation, meaning the highest-risk homes will see the steepest jumps, not a flat 29% across the board.
Countywide, the numbers add up fast. Ventura County has 16,348 active FAIR Plan policies carrying roughly $51.4 million in combined annual premiums, right before this increase takes effect, according to reporting in the Thousand Oaks Acorn and Camarillo Acorn in September 2026.
Which Conejo Valley area cities have the most FAIR Plan policies?
Five communities account for roughly 13,000 of Ventura County's FAIR Plan policies, about 70% of the county's total, according to the Camarillo Acorn's September 2026 report on the rate filing:
- Thousand Oaks & Newbury Park (91320, 91360, 91361, 91362): about 5,300 policies, ~$19.5 million in premiums
- Simi Valley (93063, 93065): 3,305 policies, $8.5 million in premiums
- Agoura Hills (91301): 1,739 policies, $5.9 million in premiums
- Camarillo (93010, 93012): 972 policies, $3.7 million in premiums
- Moorpark (93021): 931 policies, $3 million in premiums
If you want to see how insurance costs and other factors are shaping the market where you live specifically, our Explore Areas guide breaks it down city by city.
How much more will a typical renewal cost across this area?
Here's a rough number, and it's our own calculation, not one pulled from the FAIR Plan or either Acorn report. Divide each city's combined premiums by its policy count, and the average FAIR Plan bill today runs from about $2,570 a year in Simi Valley to roughly $3,810 a year in Camarillo, with Moorpark (~$3,220), Agoura Hills (~$3,390), and Thousand Oaks/Newbury Park (~$3,680) in between. Apply the 29.1% statewide average increase, and that adds somewhere between $750 and $1,110 a year, depending on the city and each home's individual wildfire risk. Your actual renewal notice is the only number that counts, since risk tier varies address by address.
For buyers, that extra few hundred dollars a month in the total housing payment matters. It's worth running your own numbers through our mortgage calculator before you get attached to a listing, so insurance doesn't become a surprise during escrow.
Can homeowners in this area do anything to lower the increase?
Yes, in two ways. First, the FAIR Plan offers a wildfire mitigation discount of up to 16.4% for homes that complete all 12 required home-hardening steps. Second, wildfire risk varies sharply block to block here. Agoura Hills' 91301 zip code has about 37% of its policies rated high risk, while Moorpark has zero, so some homeowners in lower-risk pockets may now qualify for a standard-market policy instead of the FAIR Plan altogether, which is almost always cheaper.
- Ask your FAIR Plan agent for the full home-hardening checklist and which items you already meet
- Get a fresh quote from an independent agent to check if you now qualify for standard coverage
- Compare your renewal notice against last year's bill line by line, not just the total
Does this change anything if I'm selling my home here?
It changes what buyers are going to ask you. A rising insurance premium doesn't lower your asking price, but it does affect a buyer's total monthly payment and how much a lender will qualify them for. Sellers whose home currently sits on a FAIR Plan policy should get ahead of the question, not wait for it to come up in escrow.
Get a current insurance quote before you list, not after an offer lands. If you want a clearer read on how today's market and costs are shaping what your home is actually worth right now, get a real number for your specific home before you decide on a price.
The truth is, insurance costs don't show up in the sale price, but they show up in the monthly payment. Sellers who plan for that conversation win it. Sellers who wait for it lose leverage.
Frequently Asked Questions
What is the California FAIR Plan?
The California FAIR Plan is the state's insurer of last resort. It provides basic fire and wildfire coverage to homeowners who can't find or afford a policy on the standard insurance market, usually because of wildfire risk. It's not a government agency. It's funded by the insurance industry and run as a syndicate, meant to be a temporary stopgap, not a permanent replacement for a full homeowners policy.
Why are FAIR Plan premiums going up 29% in October 2026?
The California Department of Insurance approved a 29.1% average rate increase for FAIR Plan dwelling policies, effective October 15, 2026, down from the 35.8% the FAIR Plan originally requested. The FAIR Plan says the increase is driven mostly by the wildfire portion of premiums, so homes in higher-risk zones will see steeper increases than homes in lower-risk zones.
How many homes in the Conejo Valley area have FAIR Plan policies?
According to FAIR Plan data reported by the Ventura County Acorn newspapers in September 2026, roughly 13,000 residential FAIR Plan policies sit across five communities: Thousand Oaks and Newbury Park (about 5,300 policies), Simi Valley (3,305), Agoura Hills (1,739), Camarillo (972), and Moorpark (931). That's about 70% of Ventura County's 16,348 total FAIR Plan policies.
Which city in this area has the highest wildfire risk under the FAIR Plan?
Agoura Hills carries the highest share, with about 37% of its 91301 zip code's FAIR Plan policies rated high wildfire risk. Moorpark sits at the other end, with zero policies in that top risk tier. Thousand Oaks and Westlake Village fall in between, with the 91361 zip code running roughly a third high-risk.
Can homeowners lower their FAIR Plan premium?
Yes. The FAIR Plan offers a wildfire mitigation discount of up to 16.4% for homes that complete all 12 required home-hardening steps, things like ember-resistant vents, a 5-foot noncombustible zone around the foundation, and a Class A fire-rated roof. Homeowners should also ask an independent agent whether they now qualify for standard-market coverage instead.
Does rising FAIR Plan insurance affect home values in the Conejo Valley?
It affects a buyer's total monthly cost, which affects what they can afford to offer. A higher insurance premium works like a higher property tax bill: it doesn't show up in the sale price, but it does show up in the monthly payment a lender qualifies a buyer for. Sellers whose home currently carries a FAIR Plan policy should get ahead of it by having a current quote ready for buyers to review.
What should sellers in the Conejo Valley area do about insurance before listing?
Get a fresh insurance quote before listing, not after an offer comes in. If your home is on a FAIR Plan policy, buyers and their lenders will ask about it during escrow, and a surprise premium can shake a deal. Sellers who bring a current quote to the listing appointment give buyers one less reason to hesitate or renegotiate.
What should buyers know before making an offer on a home in this area?
Get an insurance quote during your inspection period, not after closing. Ask specifically whether the home would need a FAIR Plan policy or qualifies for standard coverage, since the cost difference can run into thousands of dollars a year and should factor into your monthly budget the same way property taxes and HOA dues do.
Check out this article next
