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Massachusetts FAIR Plan (MPIUA)

Checked against official sources · Last reviewed October 13, 2026

What the Massachusetts FAIR Plan is

The Massachusetts Property Insurance Underwriting Association (MPIUA) is the state's FAIR plan. FAIR stands for "Fair Access to Insurance Requirements." It is a residual market insurer: it covers property for people "who have been unable to gain insurance through the voluntary market," meaning from regular insurance companies.

The Legislature created it in 1968, and its authority comes from Massachusetts General Laws Chapter 175C. Every insurer that writes basic property insurance in Massachusetts must be a member. The Commissioner of Insurance designated the entire state an "urban area," so FAIR Plan coverage is available statewide.

It is regulated by the Massachusetts Division of Insurance but "is not a state government agency," and the plan says "No taxpayer dollars are used." An 18-member board runs it, including six public members appointed by the Commissioner who are not from the insurance industry.

In April 2024 the plan was reorganized as a stand-alone association. It now issues policies as the direct insurer and builds its own surplus; member insurers are involved financially only if the board levies an assessment. MPIUA also manages Rhode Island's plan (see Rhode Island FAIR Plan).

This site is not the Massachusetts FAIR Plan and is not affiliated with it. We explain the plan's published rules; the plan, your agent and the Division of Insurance make the decisions. [1][3][5][8][9][10]

Who is eligible

Any person or business with an insurable interest in property at a fixed location in Massachusetts can apply "if the applicant has been unable to secure such insurance in the Voluntary Insurance Market." The plan's rules count it as a reasonable effort if you show a written statement from a company, agent or broker that a company can't provide the insurance or the amount you need, or that you applied through the Massachusetts Market Assistance Plan (MA-MAP). The plan's definition of an eligible applicant does not name a required number of insurer denials. (Landlord liability coverage on a non-owner-occupied 1-4 unit dwelling is different: the law requires denials by at least 2 insurers.)

The plan says coverage is provided "without consideration to environmental conditions associated with the property's location." It does judge the property itself. Its underwriting standards let it decline or cancel, for example, when:

- the building's condition (construction, heating, wiring, unrepaired damage, general deterioration) raises the risk of loss; - 65% or more of the building is unoccupied (unless it is being rehabilitated on a schedule); - real estate taxes have been delinquent for one year or more; - heat, water or lighting has been off for 30 days or more through the owner's fault; - permanent repairs haven't started within 60 days after a loss was settled; - the property had more than 2 fires in 12 months (each at least $500 or 1% of the insurance) caused by conditions the owner is responsible for; - for homeowners liability: hazards such as an unfenced swimming pool, vicious animals, or repeated losses you haven't taken steps to fix.

Coastal flood rule (since February 1, 2025): for new homeowners business, the plan requires flood insurance on homes in a Special Flood Hazard Area (flood zones starting with "A" or "V") in the 78 communities served by the Massachusetts Office of Coastal Zone Management. The flood policy can be NFIP, admitted or non-admitted (surplus lines), for at least the NFIP maximum or the amount you want from the plan, whichever is less. Proof is due within 30 days of each new or renewal policy. For flood insurance itself, see our sister site FloodHawk. [5][6][11][12]

What it covers and what it doesn't

Limits that matter:

- Cap: the plan will not insure more than the reasonable insurable value, and never more than $1,000,000 for a single interest or $1,500,000 for multiple interests at one location. - Insure to value: for new homeowners business since February 1, 2025, Coverage A must be at least 90% of the home's reconstruction value (80% for business written before then). - Homes worth more than about $1.1 million: since April 15, 2025, when 90% of the replacement value is more than $1,000,000, the plan issues its policy as the first (primary) layer (on homeowners policies, unless a special loss settlement endorsement is attached instead), and the excess coverage above it comes from a separate policy you get through your agent. Proof of the excess policy is due within 30 days; otherwise the primary endorsement is removed and a special loss settlement or actual cash value endorsement is attached. - Base deductible: $250 on homeowners and dwelling policies, with optional $500, $1,000 and $2,500 (and $100 on dwelling policies and HO 2, 3 and 5). - Rentals: a primary or secondary home can be rented up to 12 weeks a year; a seasonal home up to 4 weeks.

Flood is not part of these policies; see FloodHawk. [3][5][6][7][12][13]

The named storm (hurricane) deductible

Homeowners HO 2, 3 and 5 policies carry a mandatory minimum named storm deductible. A named storm is "a hurricane or tropical storm given a name by the National Weather Service"; it does not apply to winter storms. The deductible applies from 12 hours before a National Weather Service watch or warning for any part of Massachusetts until 12 hours after it is lifted.

Percentage deductibles (a percentage of Coverage A) apply in Barnstable, Dukes and Nantucket counties and within half a mile of the coast elsewhere:

More than half a mile from the coast outside those three counties, the minimum is a dollar amount. With a $100 or $250 all-perils deductible it is: none if Coverage A is under $60,000; $500 for $60,000 to $124,999; $1,000 for $125,000 to $249,999; $2,000 for $250,000 to $599,999; and $5,000 for $600,000 and over. With a higher all-perils deductible, fewer bands have a separate minimum.

On a $700,000 Nantucket home, for example, 5% means you pay the first $35,000 of hurricane damage. Your declarations page shows the percentage and the dollar amount. See our hurricane deductible calculator.

Storm-watch binding limits: while a hurricane or tropical storm watch or warning is in effect for any point on the U.S. coast north of the North Carolina-Virginia line, new coverage (where there was no prior insurance or it lapsed) and the added amount of a coverage increase are written without named storm coverage until 24 hours after the watch or warning ends. This does not apply to a home purchase closing during the watch, or to someone moving over after a cancellation or nonrenewal without a lapse. [6][14]

How to apply

1. Try regular insurers first. The plan's manual says an attempt "should be made to place coverage in the voluntary insurance market." 2. Use a licensed agent or broker. The plan's rules allow an application "directly or through a licensed agent or broker," and its manual has agents submit homeowners and dwelling applications online. A licensed property agent may not refuse to submit your application unless you owe that agent or a company for the coverage. 3. Immediate coverage. Through the online application, coverage can start the day MPIUA receives an acceptable application (or a later date you ask for), with premium or a 20% installment down payment. Closings within 7 days get priority. 4. Inspection. Every property the plan insures is inspected, free, on weekdays between 8 a.m. and 4 p.m., inside and out. If the inspector can't reach you or the appointment isn't kept, the plan sends a "lock-out letter" that starts rejection or cancellation. Keep the phone number on your application current. 5. If you're turned down: you get a written statement of the conditions that make the property uninsurable and what would fix them. Under the plan's rules, if no offer or denial comes within 20 calendar days of your inspection request through no fault of yours, and you paid the estimated premium, a provisional binder is issued. [5][6][15]

Paying, renewals and claims

- Pay online through the payment page or the Insured Portal. Since January 20, 2026, AutoPay and paperless billing are available only through the Insured Portal. By mail: Massachusetts Property Insurance Underwriting Association, P.O. Box 981030, Boston, MA 02298-1030. Payment questions: (877) 221-1782. - Installments: 20% down and 7 installments, for premiums of at least $100. The installment fee ($4, or $2 on premiums of $100 to $174) is waived when you pay online. - Renewals: homeowners and dwelling policies renew automatically. The renewal bill comes about 45 days before expiration, and payment must arrive no later than two days after the expiration date to avoid a cancellation notice. - Claims: report online with Report a Claim or call (617) 723-3800, (800) 392-6108 (in Massachusetts) or (800) 851-8978. After hours, weekends and holidays, emergencies go to (800) 297-3554. - Assignment of benefits: since June 1, 2025, homeowners policies include an endorsement that lets the plan check a third party before you sign your claim benefits over to it. [1][2][4][6][16][17][18]

If the plan cancels or won't renew you: appeals

The plan gives 30 days' notice before it cancels, except for arson by an owner or occupant, material misrepresentation, or nonpayment. A nonrenewal notice comes at least 45 days before expiration and must give the specific reasons.

You can appeal any ruling, action or decision to the plan's Board of Directors, Two Center Plaza, Boston, MA 02108-1904, within 15 days. The board decides within 15 days. You can then appeal to the Commissioner of Insurance within 10 days, and from the Commissioner's decision to the superior court in your county within 10 days.

In 2024 the plan did not renew 2,895 policies in the urban and coastal ZIP codes the Division of Insurance tracks, "according to what is permitted within its Plan of Operations." [3][5][6][19]

Rates and recent changes

FAIR Plan rates need the Commissioner's prior approval after notice and a hearing. The Division of Insurance's report for calendar year 2024 says the plan's last approved average rate changes were +12.4% (October 2006) and -0.7% (March 2010). A 6.8% request filed in 2013 was disapproved in June 2014, and "There have been no filings to revise annual average rates by the FAIR Plan since 2013."

In its 2024 fiscal year (October 2023 to September 2024) the plan had an underwriting gain of $33,381,000, about $193 per policy, after an underwriting loss of $129 per policy in 2023.

How big it is: the FAIR Plan wrote 8.7% of Massachusetts home insurance premium in 2024 (its share peaked at 16.1% in 2007) and grew by 14,673 policies from fiscal 2023 to 2024. It writes 39.6% of home insurance on the Cape and Islands and under 12% in every other county. In a July 2025 presentation, the plan reported year-over-year growth of 9,510 coastal policies (10%), 3,960 suburban (11.2%) and 3,691 urban (6.7%).

Rule changes since 2024: the stand-alone reorganization (April 2024), the coastal flood and 90% insure-to-value rules (February 1, 2025), the primary/excess rule for high-value homes (April 15, 2025), the assignment of benefits endorsement (June 1, 2025) and the new payment portal (January 20, 2026). [1][3][5][10][12][13][18][20]

Getting back to a regular insurer

The plan calls itself "one of the largest Homeowners insurers in the Commonwealth" and says many of the homes it insures could get coverage from licensed companies. Two programs help:

- Clearinghouse (since 2018): the plan shares information about policies (no personally identifying information, per the Division) with participating insurers, and any offer comes through the agent listed on your FAIR Plan policy. Moving is your choice: "the decision to move out of the FAIR Plan into the voluntary market is a decision made by the insured with input from their Producer." - Massachusetts Market Assistance Plan (MA-MAP): a voluntary network of homeowners insurers and brokers. You sign the "Sign here if requesting consideration by Massachusetts Market Assistance Plan" box on the application. Information: (800) 392-6108.

You can cancel a FAIR Plan policy at any time (releases may be needed from a mortgage holder or loss payee). Refunds are figured pro rata, and a cancellation takes effect the day the plan receives it, or earlier with proof such as a replacement policy. The plan's Insured page has the cancellation form. [3][5][6][21][22]

Help

- Massachusetts FAIR Plan: (617) 723-3800, toll-free in Massachusetts (800) 392-6108, elsewhere (800) 851-8978. Office: 2 Center Plaza, Boston, MA 02108-1904. - Complaints and appeals: Massachusetts Division of Insurance, (877) 563-4467, or file a complaint online. - More on Massachusetts rules if you were dropped: Homeowners Insurance in Massachusetts. [2][23][24]

Questions people ask