Even though the flames died months ago in the Eaton and Palisades wildfires in Los Angeles County, challenges have only just begun. Landlords are still battling a complex web of insurance delays, unlivable units, and rising remediation costs—along with a growing risk of non-renewals on coverage that threatens their investments.

In this article, we're clarifying the confusion and offering our property management expertise to investors in fire-prone Ventura County. Whether you're in disputes with an insurance company, waiting on payouts, or scrambling to keep your investment afloat, these strategies will help you plan your next move. 

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The Prolonged Fallout, Months Later

Though several billion dollars in claims have been paid out, many landlords are still waiting and discovering that rebuilding won't be fully covered—or that policy technicalities mean they won't get paid at all. Buildings untouched by the flames present unique challenges. The toxic smoke and ash that saturated these homes make many standing structures simply uninhabitable.

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According to NBC News, homeowners in Altadena are facing smoke remediation costs of $100,000 or more. One resident, Andrea-Marie Stark, is worried she'll lose her place in line for remediation—and ultimately her place to live—due to delays in claim processing​.

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Get to Know Your Coverage—Again

Even if you think you know your policy, revisit it. Identify key elements that impact you as a landlord—from dwelling coverage to loss of rental income and exclusions regarding smoke, ash, or debris. Gather any documentation of your property values and assets. Refreshing your knowledge will prepare you to be your best advocate.

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Pro tip → Explore supplemental assistance. Many landlords are unaware they qualify for state or federal assistance that helps soften financial blows when they've maxed out policy limits or are waiting on payouts.

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Stay proactive with insurers

As frustrating as it may be, assume you'll be doing the leg work: 

  • Follow up often—silence usually means your claim is stalled. 
  • Stay organized—write down every point of contact, who you spoke to, and what was said. 
  • Escalate with intention—be assertive when you're not getting clear answers or action.

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Consider a public adjuster

Hiring a professional might be best when your process seems stalled, or you've reached your capacity. Altadena resident Gaily Cowart watched costs skyrocket while her insurer stalled on payouts and refused to cover rent while she was displaced. Fighting for a just outcome alone can be overwhelming. Adjusters help address underpayment issues, dispute unfair claims, and negotiate higher payouts. 

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→ Here's what the headlines won't tell you about post-wildfire claims and chaos…Listen in to how landlords are navigating claim denials, rising premiums, and market fallout in our latest Rincon podcast episode [Title Here]

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Understand the Shifting Insurance Market

With California wildfire dangers and damages increasing annually, insurance companies like State Farm and Allstate are refusing renewals and pulling out of the state entirely. These companies are facing catastrophic losses—high-risk homes aren't good for business, and it's not surprising to see other companies gradually following suit.

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The state has stepped in with the FAIR Plan—initially a temporary stopgap that is increasingly becoming a staple. Between 2020 and 2024 the number of policies under this plan rose to nearly half a million. But it's a weak safety net for landlords—offering limited coverage, demanding high premiums, and excluding loss of income.

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The insurance industry's volatility impacts property valuation, rental income forecasting, and, ultimately, return on investment. If your current provider refuses to renew or offers drastically increased premiums, it may be time to revisit your overall risk strategy—not just your insurance policy.

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Protect Your Investment Moving Forward

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Invest in long-term risk management

If you're rebuilding a house or multi-family unit, consider making upgrades to keep your property as fire-resistant as possible. Outdoor landscaping choices, deck materials, and decor can either feed or starve flames. Building materials like cement, stucco, stone, and brick can keep embers from catching fire. Fire-resistant roofing materials and underlayment further lower fire risk. Consult with a building expert to prioritize improvement for your properties.

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Keep your records updated

Even with policies like SB 495 on the table—which would eliminate the need for itemized documentation for coverage in the event of a crisis—recordkeeping still matters. Store valuations, inspection reports, and documentation in secure, accessible locations.

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Advocate for policy changes

Get to know the local and state representatives who impact legislation regarding insurance, rental properties, and investors in California. Monitor legislation progress regularly and get involved in reaching out or showing up in person to support measures that benefit businesses and residents in Ventura County. 

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Choose a proactive property management partner

With so many changes happening at the intersection of insurance, investments, and natural circumstances, a comprehensive strategy for wildfire recovery is more critical now than ever. With the right partner on your side, dealing with delays, denials, and disappearing coverage becomes more manageable. Rincon Property Management supports landlords in handling sensitive tenant communications post-disaster, coordinating cleanup efforts, mitigating risk, and preparing properties for resilience.

Whether dealing with delayed insurance payouts, fighting for fair smoke remediation, or reevaluating your long-term investment strategy, you don't have to go it alone. Rincon Property Management can help you protect your time, profits, and peace of mind. Contact us today for expert guidance on insurance claims, tenant management, and long-term strategies.