Nevada • Insurance non-renewal or spike
Your Nevada condo insurance dropped wildfire coverage or won't renew — what now?
Nevada's insurance risk is concentrated in the north — Reno, Tahoe, Carson — where wildfire exposure is reshaping what carriers will cover. A recent law change means 'non-renewal' can now also mean 'renewed, but without wildfire.'.
The short answer
A 2025 Nevada law (AB 376) now lets insurers carve wildfire coverage out of homeowner policies, and there's no HOA-specific FAIR Plan — a real problem for Reno/Tahoe/Carson associations. CondoSignal reads your master policy and HO-6 against the Nevada market to find the gap. Free.Nevada at a glance
Wildfire coverage
Now carve-out-able
AB 376 (2025).
HOA FAIR Plan
None
Only a residential-fire pool.
Property floor
80% RCV
Plus liability, fidelity, D&O (NRS 116).
Top risk region
Reno / Tahoe / Carson
Wildfire exposure.
The wildfire carve-out
A 2025 Nevada law (AB 376) permits insurers to carve wildfire coverage out of homeowner policies. For associations in the Reno/Tahoe/Carson region, that means the master policy may renew while quietly excluding the single peril most likely to cause a catastrophic loss. Reading the policy for a wildfire exclusion is now essential.
No HOA backstop
Nevada has no FAIR Plan specific to community associations — only a residential-fire pool. So an association that loses standard coverage or wildfire coverage has limited fallback and usually ends up in the surplus-lines market at higher cost, or self-insuring part of the risk through higher deductibles passed to owners.
What's required
NRS requires associations to carry property insurance at 80% of replacement cost plus liability, fidelity, and D&O (NRS 116.3113–31135). But with wildfire now excludable and no HOA FAIR Plan, boards are raising deductibles or special-assessing to fund separate wildfire policies — shifting risk to owners. The master declarations and your HO-6 show where it lands.
Your rights in Nevada
Nevada associations must carry property insurance at 80% of replacement cost plus liability, fidelity, and D&O (NRS 116.3113–31135); insurance terms appear in the resale package. None of this is legal advice — confirm against the current NRS 116 and a Nevada-licensed broker.
What to check
- Check the master policy for a wildfire exclusion (now permitted).
- Establish whether the master policy or your HO-6 changed.
- For Reno/Tahoe/Carson, confirm the building's renewability.
- Find the master deductible and whether it passes to owners.
- Confirm earthquake coverage near Reno.
- Confirm your HO-6 loss-assessment coverage.
Sources
- The Nevada Independent — AB 376 wildfire carve-outs (2025)(High)
- NRS 116.3115 — board assessment authority(High)
- NRS 116.4109 — resale package(High)
Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a Nevada-licensed professional.
FAQ
Frequently asked questions
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