What homeowners and renters need to know after a wildfire

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In the midst of the devastating wildfires that have raged through the Los Angeles area over the last week, thousands of residents are grappling with the fallout, from the tangible losses — more than 12,000 structures were damaged or destroyed — to the sentimental — generations of memories gone. What can be even more overwhelming for victims is figuring out what to do next and how to begin to recover.

Californians aren’t alone. In recent years, major natural disasters have devastated communities throughout the country. Last fall’s Hurricanes Milton and Helene damaged or destroyed hundreds of thousands of homes. Over 2,200 structures were destroyed in the 2023 Maui wildfires.

According to Bankrate’s 2023 Extreme Weather Survey, over the past decade, 57 percent of US adults were forced to shoulder costs because of hurricanes, tornados, wildfires, earthquakes, flooding, or heavy snow events.

In the aftermath of such events, residents likely need to file insurance claims and apply for assistance. This process can be arduous, with those impacted required to submit detailed lists of items lost — according to a 2023 Insurance Information Institute survey, fewer than half of homeowners had prepared personal inventories of their belongings to document such losses.

Making matters more complicated, in California, a home insurance crisis looms after thousands of homeowners in fire-prone areas were recently told that their policies were not being renewed. The state has some safeguards in place: Those dropped from their plans could enroll in California’s FAIR plan, an insurance program that the state established in the late 1960s that offers minimal fire coverage for high-risk properties as a last resort. Recently implemented insurance reforms in California will also require insurers to offer new policies in fire-prone areas and could bring back insurers like State Farm that previously dropped policy holders in high-risk regions.

Residents without insurance can access aid through the Federal Emergency Management Agency or state assistance programs. Here’s how to start the process to receive relief.

After local authorities have deemed it safe to return to your home after a disaster, assess the damage and reach out to your insurance company by phone or app to start a claim as soon as you can. Take photos and videos of any damage — don’t throw away damaged items or make repairs until an insurance adjuster has completed their assessment. There may be delays due to the ongoing nature of the disaster, as well as its scope, says Jeff Schlegelmilch, the director of the National Center for Disaster Preparedness at the Columbia Climate School. Fires are still ongoing, and it may be unsafe for adjusters to access the area. The number of homes that were impacted and need to be evaluated can add to the lag.

“Don’t make repairs before your insurer has assessed the damage, as it may void your coverage,” George Hooker, an attorney at Cole, Scott, and Kissane who specializes in property insurance claims, said by email. If you took pictures and video documentation of your home and belongings before the damage, this can be useful to substantiate your losses with your insurance company.

Fortunately, damage from smoke and fire is covered under standard homeowner and renters insurance policies in California, according to the Insurance Information Institute. California regulation requires homeowners and renters insurers to immediately pay policyholders one-third of the estimated value of their belongings and a minimum of four months’ rent in the event that you are completely displaced, known as additional living expense. The FAIR plan covers up to $3 million in damages for residential policyholders and only reimburses the cost of renting a property that’s similar to your home. Keep all receipts for expenses like lodging, car and furniture rental, or laundry so you can be reimbursed later.

Ask your insurance company when you can expect them to come assist you, Hooker says: “Some insurers offer emergency response services to help you secure your property and avoid further damage.” Make sure you get a claim number — write it down — which can help you when following up on the status of your claim down the road.

Follow up with your insurance company if they haven’t scheduled your assessment. After an adjuster assesses the damage, they will determine how much the insurance company will pay you. You may be given a settlement offer on the spot, but do not sign offers right away, as you may be entitled to more money. If you disagree with the assessment from your insurance company, you can hire a public adjuster for a fee. Their second opinion can help you when negotiating with your insurance company. You can also appeal any decisions made by your insurance company.

Keep detailed notes and send a follow-up email after every conversation with an insurance representative or adjuster to document your progress. If the claim is accepted, you may receive one or multiple checks based on the extent of the damage. The amount of time insurance companies have to pay out claims depends on where you live. States like Arizona and Kentucky must send checks within 30 days while Texas laws require insurers to send payment within five days. Claims involving mortgage lenders and for significant damage can take longer to process; you can file a complaint with the state’s insurance department if your insurance company is dragging their feet. Usually, though, insurance companies are fairly prompt in paying disaster victims, Schlegelmilch says.

Residents with rental insurance should also reach out to their carrier and document any damages whenever it’s safe to return to the property, Hooker says.

Whether you’ve been impacted by a fire or flood, the advice is the same: Document the damage and contact your insurance company as soon as possible, Hooker says.

“It’s worth noting that some types of damage may be covered differently depending on the disaster,” he says. “For instance, standard homeowners’ insurance policies usually do not cover flood damage, so it is useful to check on the type of coverage you have.” The National Association of Insurance Commissioners has a detailed step-by-step guide on how to submit an insurance claim after a natural disaster and how to navigate the process moving forward.

For those without homeowners or renters insurance, you can apply for relief through FEMA. (Those with insurance are also eligible for FEMA assistance.) Fill out the application at DisasterAssistance.gov, on the FEMA app, or by phone at 1-800-621-3362. You’ll need your Social Security number, description of the damage caused, your annual household income, contact information, and bank account information for direct deposit.

A FEMA inspector will call and ask about your damages within 10 days of applying for aid. You’ll receive an eligibility decision within 10 days of that call. If you’re eligible for aid, you’ll receive a check or direct deposit at that time. FEMA assistance can be used to pay for rent or lodging expenses if you are displaced and home repair and replacement. Applicants can expect to receive this aid fairly quickly, Schlegelmilch says.

Hooker also suggests checking if your state or city is offering disaster relief. Aid organizations like the American Red Cross and the Salvation Army operate shelters and service sites offering access to caseworkers to help with financial assistance.

These disaster assistance centers are where you can talk to case managers to determine what forms of aid you’re eligible for. For example, if you have insurance, you are ineligible for certain types of public assistance, Schlegelmilch says. “These can be really complex dynamics,” he says. “Disaster assistance centers, or a reputable nonprofit that offers disaster case management, is your best resource to help navigate this.” If you can afford it, some law firms also provide assistance for disaster victims to access available aid.

Again, you can find these centers listed on your local emergency management office’s website or local chapters of organizations like the American Red Cross, Catholic Charities, and the United Way.

Some banks also offer disaster assistance. US Bank runs a disaster hotline to help customers determine which programs they’re eligible for. Golden 1 Credit Union’s Community Emergency Relief program provides loans with flexible payment options. Check with your bank to see if they have disaster relief programs available.

To find immediate shelter housing, DisasterAssistance.gov has an emergency shelter page with resources for housing. The California Office of Emergency Services also has a list of available shelters. You can learn about other disaster assistance programs and housing and rental assistance information at a Disaster Recovery Center. To find one near you, enter your address in FEMA’s DRC locator.

You can use the cash advance your insurance company gave you for additional living expenses to help pay for temporary housing. After you apply for disaster assistance through FEMA, you may find out you qualify for transitional housing, which covers hotel stays while you’re displaced. Airbnb is also offering free temporary housing for people impacted by the wildfires in the Los Angeles area. Fill out the application for housing through the county website. Dozens of Southern California U-Haul facilities are offering free storage options for those impacted by wildfires.

You’re still responsible for making mortgage payments even if a disaster has destroyed your home, but you can request mortgage forbearance to pause or lower payments by calling your mortgage lender.

If you’re a renter, you have the right to terminate your lease if you’re unable to live in the property. Refer to your lease for instructions on how to either pause rent payments or terminate the lease.

For help paying for longer-term housing, FEMA offers continued temporary housing assistance programming. Eligible residents who need more than two months of FEMA rental assistance can apply to receive rental assistance for another three months or longer. Renters and homeowners can call FEMA’s helpline at 1-800-621-3362 to request an application.

Outside of FEMA assistance, residents may need to secure housing on their own, a process only made more difficult by housing shortages and price gouging. Six months after the Maui wildfires, thousands of residents struggled to find housing. Already, rents are skyrocketing in Los Angeles. Potential housing options include extended stay hotels, short-term rentals, and corporate housing that accepts public customers. United Corporate Housing and Corporate Housing by Owner, for instance, are offering temporary housing for California wildfire victims.

While the recovery from natural disasters often takes years, there’s still a lot of help that impacted residents can get now. Stay patient, take detailed documentation, and continue to fight for what you deserve.