Homeowners Insurance in Georgia
Checked against official sources · Last reviewed October 13, 2026
If your Georgia insurer won't renew your home policy, it must send written notice with the reason, and for policies issued or renewed on or after January 1, 2026, that notice must come at least 60 days ahead. The notice must also tell you that you may qualify for the Georgia FAIR Plan, run by the Georgia Underwriting Association (GUA), the state's insurer of last resort. If you think an insurer broke the rules, the Insurance Commissioner's Consumer Services Division takes complaints. [1][2][3][4][5][6]
At a glance
- Insurer of last resort
- Georgia Underwriting Association (Georgia FAIR Plan), applications through a licensed agent [4]
- FAIR Plan policies in force
- 8,981 statewide on Sept. 30, 2026 (8,620 personal lines) [7]
- Mitigation discount law
- Insurers must provide a premium discount for IBHS FORTIFIED-certified homes on policies with wind coverage (O.C.G.A. 33-32-11) [8]
What homeowners insurance costs in Georgia: average premium, 2023 $1,828 a year in Georgia vs. $1,737 countrywide · 16th highest of 51 · All states (HO-3 policies; NAIC)
On this page
Georgia's market right now
The Georgia Underwriting Association, Georgia's insurer of last resort, reported 8,981 policies in force statewide on September 30, 2026, down from 9,875 on December 31, 2025. Of those, 1,230 were in the six coastal counties of Bryan, Camden, Chatham, Glynn, Liberty and McIntosh.
In 2026 the Commissioner has issued several emergency directives to insurers; OCI lists four titled "No Cancellations for Failure to Pay in Affected Areas." On April 23, 2026, after Governor Kemp declared a State of Emergency for several South Georgia counties because of active wildfires, the Commissioner urged insurers to promptly acknowledge wildfire claims. On October 9, 2026, after a State of Emergency for all 159 counties ahead of Hurricane Isaias, the Commissioner directed that "Insurers are not to cancel policies for non-payment from policy holders in the affected counties until further advised by the Department." Check the OCI directives page for updates.
A big insurance law, HB 1344 (the "Georgia Insurance Affordability and Claims Integrity Act"), was signed May 12, 2026 and takes effect January 1, 2027. It adds rules for nonrenewals based on aerial images, creates a storm mitigation grant program, and, after a declared disaster or emergency, lets the Commissioner extend the time to file claims and order insurers to meet claim-handling deadlines. Details are in the sections below. [7][11][12][13][14][15][16][17]
Last resort: the Georgia FAIR Plan (GUA)
The Georgia Underwriting Association runs the Georgia FAIR Plan (Fair Access to Insurance Requirements). A FAIR plan is a pool, funded by the insurers licensed in the state, that sells basic property coverage to people the regular market won't insure. GUA calls itself "the insurer of last resort" and says it "provides only basic property insurance."
- You apply through a licensed insurance agent; GUA's plan says "An Applicant must make such application directly through a licensed insurance producer representing the Applicant."
- On the application you certify that you "have made a reasonable effort to obtain insurance and have been unable to obtain it elsewhere."
- GUA can inspect the home and can decline or surcharge it for its condition, but its plan says "A risk shall not be declined for neighborhood or area location or any environmental hazard beyond the control of the property owner."
- Coverage is limited: the homeowners form (HO-8) includes $100,000 of personal liability and $1,000 of medical payments, and the most GUA will insure on one building is $2,000,000.
When an insurer that belongs to GUA cancels or nonrenews a home it could cover, GUA's plan says the insurer must give you "at least thirty (30) days to avail themselves of the Association" and explain in writing how to apply (except for nonpayment or evidence of arson). Full details: Georgia FAIR Plan. [4][5][18][19]
Georgia's FEMA disaster record since 2000
Federal disaster declarations for Georgia, counted from FEMA's official declarations data. A "major disaster" declaration brings federal recovery aid; a "fire management" declaration helps pay to fight a wildfire that threatens homes.
Most recent
- Highway 82 Fire Fire · Fire management · declared 2026-04-22
- Pineland Road Fire Fire · Fire management · declared 2026-04-21
- Hurricane Helene Hurricane · Major disaster · declared 2024-09-30
- Tropical Storm Debby Tropical Storm · Major disaster · declared 2024-09-24
- Hurricane Idalia Hurricane · Major disaster · declared 2023-09-07
- Severe Storms, Straight-Line Winds, And Tornadoes Severe Storm · Major disaster · declared 2023-01-16
Source: FEMA OpenFEMA Disaster Declarations Summaries, downloaded 2026-10-14. Each declaration counted once, however many counties it covers. Flood history and flood insurance: FloodHawk.
Hail, wind and wildfire in Georgia
Hail, thunderstorm wind and tornado reports
Severe weather reports logged by the National Weather Service in NOAA's Storm Events Database, July 2025 to June 2026 (the latest 12 months NOAA has published), next to the yearly average for 2016 to 2025.
Largest hail in those 12 months: 2 inches, Brooks County, November 9, 2025 (2 other reports were the same size).
Most reports of 1-inch-plus hail, 2016–2025: Fulton (33), Bulloch (23), Cherokee (23), Turner (22), Coweta (21).
Source: NOAA NCEI Storm Events Database, downloaded October 14, 2026. NOAA adds each month about 75 to 90 days after it ends. Tornadoes are counted in NOAA's segments: one that crosses a county line counts once per county, and one that briefly lifts and touches down again can count twice. Reports depend on people seeing and reporting storms, so busier areas log more of them: these counts show how often storms are reported, not the risk to any one home.
Wildfire
Homes in Georgia have, on average, greater wildfire risk than 48% of states, and greater wildfire likelihood (the chance of a wildfire burning in any given year) than 48% of states, according to the USDA Forest Service.
Of Georgia's 4,535,436 buildings, 66% are in the Forest Service's direct exposure zone (they may be ignited by flammable vegetation next to them, as well as by embers), 18% in the indirect exposure zone (embers or a neighboring burning building), and 16% have minimal exposure.
Source: USDA Forest Service, Wildfire Risk to Communities (state data table updated April 15, 2026). The Forest Service says its ratings describe communities, not individual homes; they don't reflect work owners have done to lower their risk, and the tool isn't designed for insurance companies, which do their own wildfire assessments.
| Year | Fires | Acres |
|---|---|---|
| 2021 | 2,139 | 11,108 |
| 2022 | 3,621 | 25,017 |
| 2023 | 2,386 | 10,330 |
| 2024 | 2,492 | 11,896 |
| 2025 | 4,048 | 30,688 |
Source: National Interagency Coordination Center annual reports (table "Wildland Fires and Acres Burned by State and Agency", from the SIT/209 reporting system). Each year counts only the agencies listed for Georgia in that year's table, so a big change between years can come from which agencies reported.
2026 so far: 68,817 acres burned in wildfires reported to the national interagency fire-incident system (IRWIN) for Georgia, as of October 14, 2026. Preliminary: from NIFC's year-to-date wildfire locations (WFIGS), which doesn't include every state and local fire and isn't comparable to the annual totals above.
If your insurer drops you
Georgia's rules for home policies (O.C.G.A. 33-24-46, Georgia Rule 120-2-15-.04, and OCI Bulletin 24-EX-2):
- Nonrenewal notice: For policies issued, delivered or renewed on or after January 1, 2026, the written nonrenewal notice must give at least 60 days, counted from the date it is mailed or delivered (SB 35 of 2025 raised it from 30). OCI's Bulletin 24-EX-2, written in January 2024 before that change, still says 30 days. The insurer "shall provide the reason or reasons for nonrenewal."
- Plain reasons: The reasons must be "in language sufficiently clear and specific so that a person of average intelligence can identify the basis for the insurer's decision without further inquiry."
- FAIR Plan notice: Except for nonpayment, a cancellation or nonrenewal notice must tell you of your "possible eligibility for insurance through the Georgia Fair Access to Insurance Requirements Plan" and give its address.
- Reasons an insurer can't use to nonrenew: OCI lists a change in the insurer's eligibility or underwriting rules (unless the Commissioner approves it), your not buying other policies from the insurer, and "Two or fewer claims against the policy within the preceding 36 month period" if they weren't caused by negligent or intentional acts of the insured or people living there.
- Cancellation mid-term: Once a policy or renewal has been in effect 60 days, OCI says an insurer can cancel only for nonpayment, fraud, a change in risk that substantially increases a hazard, or your violation of material policy terms.
- Cancellation notice: Georgia law (O.C.G.A. 33-24-44) requires written notice at least 30 days before a cancellation takes effect, or a longer period if your policy or another law sets one. The minimum drops to 10 days when the cancellation is for unpaid premium or the policy has been in effect less than 60 days. HB 1344 revises this section effective Jan. 1, 2027, but the change is to unearned-premium refunds; these notice periods stay the same.
- Less coverage at renewal: An insurer that reduces coverage must send a separate "NOTICE OF REDUCTION IN COVERAGE" in capital letters of at least 12-point type.
Coming January 1, 2027 (HB 1344): If an admitted insurer cancels or nonrenews an owner-occupied home based on drone or satellite images, it must send you the dated images (taken within 12 months), tell you what repairs would reverse the decision, offer an appeal process, and give you "a minimum of 60 days to cure the condition," even if that runs past the nonrenewal date. If you fix it and prove it, the insurer must renew or rescind the decision. This also applies to the Georgia FAIR Plan.
Think a notice breaks these rules? File a complaint with OCI. More on your options: homeowners insurance nonrenewal. [1][2][3][6][16][20][21]
Discounts for protecting your home
Georgia law (O.C.G.A. 33-32-11, from HB 279 of 2024) says that "Not later than March 1, 2025, insurers shall provide a premium discount or insurance rate reduction" for new or retrofitted homes built to resist tornadoes, hurricanes and other windstorms.
- To qualify, the home must be certified by an IBHS-certified evaluator as built to the Insurance Institute for Business and Home Safety's FORTIFIED standards, or other mitigation standards the Commissioner approves.
- The law doesn't set a percentage. Each insurer files its own "actuarially justified rating plan," and the discount applies only to policies that include wind coverage.
- Keep your FORTIFIED certificate and construction records; the law says owners "shall maintain sufficient certification records."
The Georgia FAIR Plan has its own FORTIFIED credit on the wind part of its homeowners and dwelling policies: 5% for Bronze, 7.5% for Silver and 10% for Gold. Ask your insurer or agent what credit they give. More: FORTIFIED roof. [8][22][23]
Grants: Georgia Storm Damage Mitigation Program (starts 2027)
HB 1344 creates the Georgia Storm Damage Mitigation Program in the Commissioner's office. The law takes effect January 1, 2027, grants depend on state funding ("subject to the availability of funds"), and the Commissioner must still write the program rules. The law says it "shall not create an entitlement."
What the law says (O.C.G.A. 33-32-20 to 33-32-28):
- Who can apply: owners of a single-family, site-built, manufactured or modular home that they own, live in as their legal residence, and insure with a policy covering at least the home's fair market value. The policy can be from a licensed insurer, a surplus lines insurer, or the Georgia FAIR Plan. The home also needs "an acceptable wind certification and hurricane mitigation inspection."
- What it pays for: roof deck attachment, secondary water barriers, roof coverings, gable-end bracing, roof-to-wall connections, opening protection, exterior and garage doors, tie-downs, and manufactured-home piers and anchors, among others.
- Grant caps: roof retrofits to IBHS FORTIFIED Roof guidelines up to $6,000 (matching) or $7,500 (nonmatching); other roof or window and opening-protection retrofits up to $4,000 (matching) or $5,000 (nonmatching); hurricane shutters up to $4,000.
- Income: nonmatching grants are scaled by household income; applicants at or below their county's median may get the maximum.
- Contractors: you choose from a list of participating contractors, the work needs local permits, and up to 10% of projects may be reinspected.
As of October 13, 2026, the law is not yet in effect. Watch OCI's website for the program's launch. [15][16][17]
Flood is separate
OCI notes that most home policies "do not cover motorized vehicles or losses from natural disasters, like floods or earthquakes," and that you can usually buy that coverage in a separate policy. For flood zones and flood insurance, see our sister site FloodHawk. [10]
Where to get help
- OCI Consumer Services Division: (800) 656-2298 toll-free or (404) 656-2070, Monday to Friday, 8 a.m. to 5 p.m. Eastern. TTY users can dial 7-1-1 (Georgia Relay).
- File a complaint: OCI asks you to contact your insurer first and keep records of every call and letter. If that fails, file through the online Consumer Complaint Portal linked from OCI's complaint page; OCI says the portal is the fastest way. Have your policy number, the company's exact name, and copies (not originals) of your documents ready.
- What OCI does: it sends your complaint to the company for a written response, checks whether the company followed the policy and Georgia law, and asks for corrective action when it finds a violation.
- Check a license: OCI license lookup for agents, agencies and companies.
- Georgia FAIR Plan: (770) 923-7431.
Questions people ask
How much notice must a Georgia insurer give before nonrenewing my home policy?
At least 60 days in writing, with the reason, for policies issued or renewed on or after January 1, 2026. Before that date the minimum was 30 days. The notice must also tell you that you may be eligible for the Georgia FAIR Plan and how to contact it. [1][2][3]
Can my Georgia insurer drop me for filing claims?
OCI says an insurer can't refuse to renew because of two or fewer claims in the past 36 months, unless they came from negligent or intentional acts by you or people living in your home. More claims than that, or other reasons, can still lead to a nonrenewal. [20]
What is the Georgia FAIR Plan?
It's the Georgia Underwriting Association, the state's insurer of last resort for basic property coverage. You apply through a licensed agent after trying the regular market. See our Georgia FAIR Plan page. [4][5][19]
Does Georgia require a discount for a FORTIFIED roof?
Yes. Since March 1, 2025, Georgia law has required insurers to provide a premium discount or rate reduction for homes certified to IBHS FORTIFIED standards, on policies that include wind coverage. The law doesn't set the amount; each insurer files its own rating plan. [8]
Sources (24)
- SB 35 (2025), as passed: amending O.C.G.A. 33-24-46, Georgia General Assembly. Accessed October 13, 2026.
- Summary of General Statutes Enacted at the 2025 Session (Act 277; SB 35), Georgia General Assembly, Office of Legislative Counsel. Accessed October 13, 2026.
- Rule 120-2-15-.04: Quarterly Reporting of Residential Property Cancellations and Nonrenewals, Georgia Secretary of State, Rules and Regulations of the State of Georgia. Accessed October 13, 2026.
- Amended and Restated Plan of Operation (effective Jan. 1, 2019), Georgia Underwriting Association. Accessed October 13, 2026.
- Policyholder Information, Georgia Underwriting Association. Accessed October 13, 2026.
- File a Consumer Insurance Complaint, Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.
- Exposure and Policy Count at 09-30-2026, Georgia Underwriting Association. Accessed October 13, 2026.
- HB 279 (2024), as passed: O.C.G.A. 33-32-10 and 33-32-11, Georgia General Assembly. Accessed October 13, 2026.
- Contact Us, Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.
- Home Insurance, Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.
- Exposure and Policy Count at 12-31-2025, Georgia Underwriting Association. Accessed October 13, 2026.
- Directives, Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.
- Directive 26-EX-2: Insurance Companies' Responsibility to Promptly Respond to Policyholders (Apr. 23, 2026), Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.
- Directive 26-EX-7: No Cancellations for Failure to Pay in Affected Areas (Oct. 9, 2026), Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.
- HB 1344 status history (Act 635, signed May 12, 2026; effective Jan. 1, 2027), Georgia General Assembly. Accessed October 13, 2026.
- HB 1344 (2026), as passed: Georgia Insurance Affordability and Claims Integrity Act, Georgia General Assembly. Accessed October 13, 2026.
- Summary of General Statutes Enacted at the 2026 Session (Act 635; HB 1344), Georgia General Assembly, Office of Legislative Counsel. Accessed October 13, 2026.
- Georgia Underwriting Association: Home, Georgia Underwriting Association. Accessed October 13, 2026.
- Application for Homeowners Insurance, form HO (12 15), Georgia Underwriting Association. Accessed October 13, 2026.
- Bulletin 24-EX-2: Nonrenewal Requirements and Prohibitions (Jan. 31, 2024), Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.
- O.C.G.A. 33-24-44, Cancellation of policies generally (version effective until Jan. 1, 2027), Official Code of Georgia Annotated, free public access, Georgia General Assembly (published by LexisNexis for the Georgia Code Revision Commission). Accessed October 13, 2026.
- Summary of General Statutes Enacted at the 2024 Session (Act 476; HB 279), Georgia General Assembly, Office of Legislative Counsel. Accessed October 13, 2026.
- FORTIFIED Home Program, Georgia Underwriting Association. Accessed October 13, 2026.
- Agent (Individual), Agency, Company Search, Georgia Office of Commissioner of Insurance and Safety Fire. Accessed October 13, 2026.