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Checked against official sources · Last reviewed October 13, 2026

What homeowners insurance costs in Utah: average premium, 2023 $1,107 a year in Utah vs. $1,737 countrywide · 48th highest of 51 · All states (HO-3 policies; NAIC)

Utah's market right now

At a June 17, 2026, hearing of the Legislature's Business and Labor Interim Committee, legislative staff said that "In Utah, wildfire is the largest environmental peril," and that homeowners premiums "have risen approximately 59 percent" since 2021. Higher construction costs since 2020 also pushed up claim costs, staff said.

The Utah Insurance Department's wildfire page says the expanding wildland-urban interface (WUI, where homes meet forest and brush) and long droughts "have made the threat more serious." The Department's advice if your insurer drops you: "If your current insurer decides to no longer insure your home, look for a new one. The Utah market has many insurers that will take your business."

In 2025 and 2026 the Legislature passed wildfire mapping, disclosure and fee laws, H.B. 48 (2025) and H.B. 41 (2026), covered below. [5][9][11][12]

Can't find insurance? No FAIR plan

Many states have a FAIR plan, a state-created pool that sells basic property insurance when regular insurers won't. Utah is not on the national list of FAIR and beach plans kept by the Property Insurance Plans Service Office (PIPSO), checked Oct. 13, 2026. See our FAIR plan guide.

In 2026, H.B. 562, "Homeowners Insurance Amendments," would have created an Access to Insurance Plan Association running a "fair plan" for homes and businesses that couldn't get coverage, open to applicants who showed "that at least three admitted insurers declined coverage." It did not pass: the Legislature's record shows the enacting clause struck and the bill filed with "bills not passed" on March 6, 2026.

Utah law does let the Insurance Commissioner, by rule, set up a market assistance program when a line of insurance "is not generally available in the marketplace" or is priced so as "to severely limit its availability," and later a joint underwriting association after a hearing (Utah Code 31A-2-214).

What the Department points to instead:

- Shop around. Its wildfire page says to look for a new insurer if yours drops you. - Specialty (surplus lines) policies. Its page on difference in conditions (DIC) policies says there are options "for risk exposures where it is often difficult to obtain a policy." These are "typically written in what is referred as the specialty lines market," also called surplus lines, and "are available through independent insurance agents." The Department says to understand how they differ before you buy. - Talk to your agent about your wildfire risk. [1][2][5][13][14][15]

If your insurer cancels or won't renew

Utah's main rule is Utah Code 31A-21-303. It applies to property insurance policies like homeowners (not to life, health or annuities). Key points:

Mid-term cancellations are limited. After the first 60 days, an insurer may cancel before the end of the term (or one year) only for nonpayment or for "grounds": material misrepresentation; a substantial change in the risk the insurer couldn't reasonably have foreseen; or substantial breaches of contractual duties, conditions or warranties.

Weather claims. An insurer may not refuse to renew your homeowners policy solely because of one claim in 36 months for damage that "results solely from wind, hail, or lightning" and was not preventable by reasonable care.

Coverage questions. An insurer may not refuse to renew because you called or asked about your coverage, if the call didn't lead to a claim.

Worse terms at renewal. If the insurer renews on less favorable terms or at higher rates, it must notify you at least 30 days before the old policy expires; otherwise the new terms take effect 30 days after the notice. This doesn't apply when the only change is a rate increase for your whole class of business, a reclassification because the risk changed, or a form change to follow Utah law.

The reason. If a cancellation notice doesn't state the facts behind the decision "with reasonable precision," you can ask in writing and the insurer must send them within 10 working days. The notice must tell you about that right.

See our nonrenewal guide. [3]

Wildfire rules since 2026 (H.B. 48)

H.B. 48, "Wildland Urban Interface Modifications," was signed March 19, 2025. Its insurance section, Utah Code 31A-22-1310, applies on and after January 1, 2026, to insurers covering property in the wildland-urban interface:

- Wildfire-based cancellation or nonrenewal: the notice must include "the facts on which the ... insurer's decision is based with reasonable precision." This is in addition to the 31A-21-303 rules. - Wildfire-based increase over 20%: if your premium rises "by more than 20% of the previous term's premium" because of wildfire risk, the insurer must give you the facts behind it after you ask. - The state map: to decide whether a home is "high risk wildland urban interface property," insurers may only use the boundary in the wildfire risk mapping tool kept by the Utah Division of Forestry, Fire and State Lands (FFSL). They may use other fire hazard data for rates and underwriting if it is consistent with that boundary and Department rules. FFSL's Utah Wildfire Risk Assessment Portal has a map of high-risk WUI properties and a Risk Explorer for checking wildfire risk in your area. - Complaints: if you own WUI property and believe an insurer broke these rules, you can complain to the Insurance Department, which may investigate, order compliance and impose penalties.

The law does not create a right to sue the state, the Department, FFSL, counties or an insurer that used the state's boundary. [4][12][16]

The WUI fee and lot assessments

H.B. 48 also created a fee for owners of high-risk WUI property, collected annually by the county and set by FFSL. H.B. 41 (2026), signed March 25, 2026, moved the start from January 1, 2026, to January 1, 2027. Under the law:

- FFSL sets the fee each year based on the square footage of structures in the high-risk WUI, and may tier it by the triage level a property is assigned after evaluation. - Fees go to the Utah Wildfire Fund; the county keeps the part needed to cover its costs. - A county may place a lien on the property for a past-due fee. - After evaluation, a WUI coordinator must tell you your property's classification, your fee and the resources available to bring the property to the first or second classification on the triage scale. - Starting January 1, 2028, FFSL must keep a database insurers can use to look up a property's classification. - H.B. 41 also requires FFSL to give each county a copy and explanation of its mapping tool, and to either make a county's written recommended changes or respond in writing.

FFSL's H.B. 48 FAQ, checked Oct. 13, 2026, still lists "2026–2027: Flat fee based on square footage of structures for all properties" and does not mention the H.B. 41 delay; the statute controls. FFSL says lot assessments are voluntary: "Assessments are not legally required," but if you opt out "you will be charged the highest fee and considered to be at the highest risk." It says fees mainly cover the cost of lot assessments. [8][9][10][17][18]

Protecting your home

The Insurance Department's wildfire page suggests clearing "about 100 feet around your home" of brush, leaves and flammable materials, keeping roofs and gutters clean, and sealing gaps in the exterior. Its July 2026 wildfire packet says mitigation can improve "the long-term market value and insurability of your home," and points to the IBHS Wildfire Prepared Home standard. See our wildfire home hardening guide.

For discounts, the Department suggests asking your insurer about premium discounts for dead-bolt locks, smoke alarms, fire extinguishers, sprinkler systems and security systems. [5][19][20]

Surplus lines

Surplus lines insurers are "nonadmitted": not licensed in Utah. Utah law lets them cover Utah risks only through a licensed surplus lines producer (Utah Code 31A-15-103). Utah's property and casualty guaranty association pays covered claims of insolvent "member insurers," which the law defines as insurers "licensed to transact insurance in this state." Ask your agent whether a policy is admitted or surplus lines before you buy. More: our surplus lines guide and difference in conditions guide. [15][21][22]

Flood is separate

The Insurance Department says flood, earthquake, earth movement and mudslide "are examples of perils typical not covered on a homeowners policy." Coverage can be added by endorsement or a separate policy. Our sister site FloodHawk covers flood zones and flood insurance. [23]

Where to get help

The Utah Insurance Department's consumer staff answer questions and take complaints, 8 a.m. to 5 p.m., Monday through Friday:

- Salt Lake City area: (801) 957-9200 - In-state toll-free: (800) 439-3805 - Property & casualty consumer service (home insurance): (801) 957-9305 - Complaints: the complaint portal, which the Department calls "the preferred and fastest way to resolve your complaint"

The Department forwards your complaint to the company for a response, reviews it and gives you its findings; it says the process "usually takes three to four weeks." [6][7]

Questions people ask