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Checked against official sources · Last reviewed October 13, 2026

What homeowners insurance costs in Pennsylvania: average premium, 2023 $1,217 a year in Pennsylvania vs. $1,737 countrywide · 38th highest of 51 · All states (HO-3 policies; NAIC)

Pennsylvania's market right now

Pennsylvania insurers must file proposed rate changes with the Insurance Department before they take effect. On January 15, 2026, the department said its rate reviews in 2025 blocked $227.9 million in proposed property and casualty premium increases, including "$16M in homeowners/dwelling fire premium increases." The same release called the state's insurance market "competitive with more than 1,200 insurers."

The state's insurer of last resort is small. The Pennsylvania FAIR Plan wrote $6,420,879 in premiums in 2025 and $3,292,026 in the first half of 2026, according to its quarterly financial statements. In its report on 2024, the plan's board chair called it "a small player in the overall market," with most of its business around "the urban centers, especially Philadelphia," but said it "is seeing more new business applications from outside of the city of Philadelphia." In 2024, new business received was up 59.01% and policies issued rose 2.09%, after what the plan's president called "nearly a decade" of steady decline.

Roofs and aerial images (2024): On May 24, 2024, the department said it had received complaints about insurers cancelling or not renewing policies because of roof condition seen in aerial images, and that the images "often did not clearly demonstrate significant roofing degradation or damage, but merely showed discoloration, streaking, or other cosmetic issues." It reminded insurers of their obligation to conduct a physical inspection to confirm roof damage, and urged them to give consumers a chance to challenge the results or fix confirmed problems before a policy is cancelled or not renewed. [7][8][9][10][11]

If your insurer cancels or won't renew

Pennsylvania's rule is in the Unfair Insurance Practices Act (40 P.S. 1171.5(a)(9)) and the Insurance Department's regulation, 31 Pa. Code Chapter 59. It covers policies on owner-occupied homes of up to four units and on individuals' personal property, once the policy has been in force for 60 days or more.

Reasons an insurer may use. The law lets an insurer cancel or refuse to renew only if:

• the policy was obtained through material misrepresentation, fraudulent statements, omissions or concealment of fact;
• there has been a "substantial change or increase in hazard" since the policy was issued, or a substantial increase in hazard from "wilful or negligent acts or omissions" by you;
• you didn't pay a premium when due; or
• another reason the Commissioner has approved by regulation. One such rule lets an insurer cancel a non-farm policy when the property "would not meet the eligibility requirements" of the Pennsylvania FAIR Plan.

The Insurance Department's Homeowners Insurance Guide says "The laws in Pennsylvania do not allow an insurance company to terminate a homeowner's insurance policy for 'claims' or 'loss history.'"

What the notice must say. No cancellation or nonrenewal is effective unless you receive a written notice that:

• gives an effective date "not less than thirty days after the date of delivery or mailing";
• states "the specific reason or reasons." For a hazard, the insurer must specify the changes or increased hazards it relied on; for nonpayment, the amount due and the due date;
• tells you of your right to ask the Insurance Commissioner to review the action within 10 days;
• tells you that you may be eligible for the Pennsylvania FAIR Plan.

The notice form must be approved by the Commissioner, labeled "Notice of Cancellation or Refusal to Renew," and given to you in duplicate. If the insurer knows or has reason to believe you can't read the notice, it must communicate it in a language you understand.

Exceptions. The 30-day nonrenewal notice doesn't apply if the insurer offered to renew (for example, by mailing a renewal premium notice at least 30 days before the policy expires) and you didn't pay; the policy then ends on its terms. It also doesn't apply if you asked to cancel or not renew. In the first 60 days of a new policy, the insurer can still cancel, but it must give at least 30 days' notice, sent no later than the 60th day.

Roof and hazard nonrenewals. In 2024 the department said insurers "Must prove the risk has increased and has been substantial," that "Mere suspicion or question of a change is not a sufficient reason," and that they "Must provide prior notice and an opportunity to cure" hazardous conditions, especially ones you can't easily see. Its guide adds that you do need to respond to an insurer's request to fix a hazard, or you "could risk losing coverage."

A note on 60-day claims you may read online: Pennsylvania's 60-day notice law (Act 86 of 1986) applies to policies "covering commercial property and casualty risks," not to homeowners policies. [1][2][5][11][12]

How to ask the state to review a cancellation or nonrenewal

You have 10 days from receiving the notice to ask, in writing, for the Insurance Commissioner to review the insurer's decision. The department's guide says to submit your notice "along with a statement detailing the reasons you disagree," and that the statement "must be received by the Insurance Department within 10 days." The regulation also lets you request review by signing a copy of the notice in the space provided and sending it to the department.

What happens next, under 31 Pa. Code 59.7:

1. The department notifies you and the insurer that it is investigating.
2. Both of you get a copy of the investigative report and have 10 days to send written comments.
3. Either side can ask for a formal hearing when it sends comments. Otherwise the Commissioner decides on the report and comments and issues an order.

Start with your agent or company: the guide says to "Immediately contact your agent or your insurance company for specific details" if you lose your insurance. To reach the department, use its help page, which links to its online Consumer Services portal, or call (877) 881-6388; confirm with the department how to send your review request so it arrives within the 10 days. The department says that if an insurer cancels a policy in error or "fails to send proper cancellation notice," you should file a complaint through its online portal. [1][2][4][5][6]

Last resort: the Pennsylvania FAIR Plan

The Pennsylvania FAIR Plan, formally the Insurance Placement Facility of Pennsylvania, began operating October 28, 1968, under the Pennsylvania Fair Plan Act. FAIR stands for fair access to insurance requirements. It sells basic property insurance to people "who have been unable to secure such insurance from the voluntary insurance market." It is an association of the property insurers doing business in Pennsylvania, and "No Federal, State, or local funds are used to support or subsidize this Plan."

Things to know:

• You can apply yourself. The plan's rules say an application may be filed by a licensed agent or broker, or "directly by any person or legal entity having an insurable interest in the property."
• It's mainly fire coverage. Dwelling policies cover fire and lightning, with windstorm or hail, smoke, riot, vehicles, aircraft, volcanic action and vandalism available. A broad form with more perils is available for qualifying homes, and a residential crime endorsement is optional.
• The home is inspected, free of charge. The plan can add surcharges for conditions the inspection finds, or decline a home it finds ineligible or uninsurable.
• Limits: at most $500,000 for a one- to four-family home (building and contents combined), or $335,000 if vacant.

Full details: Pennsylvania FAIR Plan. The plan's office is at (215) 629-8800. [3][13][14][15][16][17][18][19]

Mine subsidence: a state insurance program

Many Pennsylvania homes sit over old coal and clay mines. The Department of Environmental Protection (DEP) sells Mine Subsidence Insurance "because homeowner's insurance usually does not include it." It covers damage from ground movement caused by the collapse of underground coal or clay mines, or a sudden water breakout from an abandoned mine.

• Coverage is available from $5,000 to $1,000,000. DEP says residential coverage of $150,000 costs $41.25 a year (checked Oct. 13, 2026).
• It covers the building and appurtenances such as fences, walks and driveways (appurtenances up to 10% of the coverage amount), not your belongings.
• Check your address and apply on DEP's Mine Subsidence Insurance page, or call (800) 922-1678.

[5][20]

Flood is separate

The Insurance Department lists flood and earthquake among the "common exclusions" in homeowners policies, and says to ask your agent or insurer what your policy covers. For flood zones and flood insurance, see our sister site FloodHawk. [21]

Where to get help

• Pennsylvania Insurance Department, Consumer Services: (877) 881-6388. The department asks consumers to report insurance problems and complaints through its online Consumer Services portal, linked from its help page, not by email.
• Mail: Pennsylvania Insurance Department, 1326 Strawberry Square, Harrisburg, PA 17120.
• Pennsylvania FAIR Plan: (215) 629-8800, Monday to Friday, 8 a.m. to 4 p.m.
• More on your options after a notice: homeowners insurance nonrenewal.

[3][4][6]

Questions people ask