Residential property insurance: nonrenewals.

The advance notice period for a renewal offer was shortened from at least 90 days before policy expiration to at least 45 days. Nonrenewal notices remain at 90 days.

Insurers must now provide all nonaerial imagery relied upon as a basis for a nonrenewal or coverage reduction decision, and upon request within 15 days, any property inspection findings or property inspection reports relied upon in the decision.

The remediation notice under Section 676.11(c) now must be delivered at least 120 days before policy expiration, adding a specific timing requirement that was not previously stated.

The renewal offer notice now must specifically identify any reduction of limits or elimination of coverage by naming the specific limits being reduced or coverage being eliminated, and references Section 10103.6 for fire coverage elimination.

Insurers may now perform a virtual inspection in addition to an onsite physical inspection to verify remediation, giving both insurers and policyholders more flexibility.

Policyholders may now use a process made available by the insurer other than an in-person physical inspection to verify the accuracy, persistence, and validity of conditions pertaining to a coverage termination decision.

Personal watercraft insurance policies and personal umbrella liability insurance policies are exempt from the detailed information requirements (basis for nonrenewal and dispute rights explanation) in the 90-day notice. For these policy types, the notice deadline is reduced to 75 days before expiration.

All operative dates shifted from July 1, 2027 to January 1, 2028. The first annual insurer report deadline moved from April 1, 2028 to April 1, 2029, and the commissioner's aggregated public report moved from July 1, 2028 to September 1, 2029.

Insurers are no longer required to automatically provide all nonproprietary information (including nonaerial imagery and documentation) related to a nonrenewal decision. Instead, they must provide a detailed plain language explanation of the grounds, with full nonproprietary information available only upon policyholder request within 15 days.

The requirement that insurers provide one extension of up to 90 days for remediation upon policyholder request was eliminated. Policyholders now have only the initial 90-day period to complete remediation.

The dispute and correction process timeline was simplified. Previously, insurers had to acknowledge receipt within 7 days and then issue a written determination within 14 days of that acknowledgment (up to 21 days total). Now insurers must simply issue a written determination within 15 days of receipt.

The trigger for providing remediation information changed. Previously it applied when an insurer issued a notice of nonrenewal or reduction of limits. Now it applies when an insurer finds that a policy does not meet its underwriting guidelines due to a condition that can be remedied by the policyholder, which is a broader and earlier trigger.

The protection preventing a nonrenewal from taking effect during a dispute or correction period was removed. Nonrenewals are now only protected from taking effect during the remediation period under subdivision (c), not during disputes under subdivision (d).

The prohibition on refusing to issue or renew a residential property insurance policy based on certain claims (unpaid, within deductible, not covered, paid by another policy, prior property, or mitigated loss) was narrowed from an absolute ban ('on the basis of') to a 'solely on the basis of' standard, allowing insurers to consider these claims as one factor among others.

The annual reporting requirement changed from reporting 'whether' an insurer provided remediation information to reporting 'the number of policies' for which such information was provided, making the data more quantitative and useful for oversight.

The effective date for most new provisions was pushed back from July 1, 2027 to January 1, 2028, giving insurers an additional six months before compliance is required.

Insurer reporting deadlines shifted from April 1, 2028 to April 1, 2029, and the commissioner's published aggregated report deadline shifted from July 1, 2028 to September 1, 2029.

Insurer acknowledgment timelines were shortened from 10 days to 7 days, and written determination timelines were shortened from 30 days to 14 days (with the prior 15-day extension provision restructured or removed).

The repeal date of existing Section 678 was changed from July 1, 2027 to January 1, 2028, aligning with the new effective date of the replacement provisions.

The Senate version required nonrenewal or coverage-reduction notices at least 180 days (or 90 in a prior amendment) before expiration, separate from the 90-day renewal offer deadline. The Assembly consolidated both to a uniform 90 days before policy expiration.

The extension period for policyholders to complete remediation was reduced from up to 180 days to up to 90 days upon request.

A new requirement was added: if an insurer finds a policy does not meet its underwriting guidelines due to a condition that can be remedied by the policyholder, the insurer must deliver a notice at least 120 days before policy expiration explaining what remediation or additional information would qualify the policyholder for renewal.

The standard for explanations was raised from 'a clear explanation' to 'a clear detailed, plain language explanation' in multiple provisions, requiring more accessible communication to policyholders.

The requirement to provide 'all imagery or other documentation' relating to a nonrenewal decision was changed to 'all nonaerial imagery or other documentation,' explicitly excluding aerial imagery from what insurers must share with policyholders.

The reporting content was changed from requiring individual-level detail (reasons for nonrenewal, whether specific policyholders performed remediation) to aggregate counts of policies for which explanations were provided and for which policyholders took action.

The remediation verification standard was tightened: policyholders must now complete remediation 'in accordance with the explanation provided' by the insurer, and the insurer's verification is explicitly required for the policyholder to qualify for renewal.

A new exception was added to the claims-history prohibition: insurers may consider unpaid or within-deductible claims if the applicant or policyholder has had at least three claims regarding the same damage, defect, or condition of the property over the previous three years.

A new exemption was added for wildfire risk scores: insurers are not required to provide information they already furnish in connection with the wildfire risk score under Section 2644.9 of Title 10 of the California Code of Regulations.

The notice period for nonrenewal or reduction of limits/elimination of coverage was shortened from 180 days before policy expiration to 90 days before policy expiration.

The period the existing policy remains in effect after a nonrenewal or reduction notice is delivered was shortened from 180 days to 90 days.

The extension of time a policyholder can request for remediation was reduced from up to 180 days to up to 90 days, and limited to one extension.

The insurer's deadline to acknowledge receipt of additional information or evidence of remediation was shortened from 10 days to 7 days, and the deadline to issue a written determination was shortened from 30 days to 14 days.

New provision requiring that if an insurer determines remediation evidence is insufficient less than 30 days before a nonrenewal takes effect, the insurer must extend the policy for an additional 30 days from delivery of that determination.

New provision allowing insurers to contact policyholders to verify they will be performing remediation or other changes to their property.

The roof age protection now explicitly requires the policyholder to pay for the independent inspection, and a new subsection clarifies that insurers may still consider roof age as one factor when issuing, renewing, or determining eligibility for a policy - limiting the protection to cases where roof age is the sole basis for denial.

Annual reporting requirements were restructured: the requirement to report the specific reason for nonrenewal was removed and replaced with reporting on whether the insurer provided remediation explanations and whether those actions resulted in renewal or nonrenewal.