There is no single best vacant home insurance in California. The right program depends on how long the house will be empty, what it is worth and who owns it. Six programs write empty California homes: the California FAIR Plan (homes vacant up to a year), Delos on Lloyd's paper (up to 36 months, $1,500 minimum premium), Green Shield (up to 48 months and $4 million), Aegis, Foremost (no limit based only on time vacant) and American Modern (3- to 12-month terms).[1][2][3][4][10][6] Menlo can quote the first four. Foremost and American Modern are sold through their own agents.[5][6]
This list is for an owner, heir or trustee with an empty house in California: between tenants, in probate, listed for sale or waiting on work. For the vacancy clause itself and how to name an estate, read our guide to insuring a vacant or inherited home first. When you're ready for quotes, start on our vacant property insurance page.
Which vacant home programs write California houses?
Six programs write empty California homes that I can document from their own materials. The table compares what matters most on a vacant house.
| Program | Insurer and status | How long vacant | Dwelling limit | Form | Published minimum | Menlo quotes it? |
|---|---|---|---|---|---|---|
| California FAIR Plan | California FAIR Plan Association, the state's insurer of last resort[1] | Up to one year[1] | Up to $3M per location[7] | Named perils, vandalism by vacancy permit[8] | Not published | Yes |
| Delos Vacant Home | Lloyd's, non-admitted[2] | Up to 36 months[2] | $100,000 to $1.5M[2] | DP-3, open perils on the dwelling[2] | $1,500 a year[2] | Yes |
| Green Shield Vacant Property | A-rated markets through Green Shield[3] | Up to 48 months residential[3] | Up to $4M[3] | DP-1 or DP-3[3] | Not published | Yes |
| Aegis dwelling fire | DB Insurance (admitted) or Lloyd's via Hiscox, through Aegis General[4] | Vacant is a listed occupancy[9] | Up to $750,000 on DP-1[9] | DP-1 or DP-3[9] | Not published | Yes |
| Foremost Choice Vacant | Foremost (Farmers), licensed in California since 1961[13] | No limit based only on time vacant[10] | $5,000 to $1M in most states[10] | Named perils, broader by endorsement[10] | Not published | No, appointment pending |
| American Modern vacant | American Modern Insurance Group[6] | Terms of 3, 6 or 12 months[6] | Not published | Dwelling Basic or Dwelling Special[14] | Not published | No |
Which vacant home insurance is best for a long vacancy?
Green Shield is the one to try first when a house will sit empty for years. Its program takes residential vacancies up to 48 months.[3] Delos stops at 36 months, and the FAIR Plan declines a building that has been vacant more than a year unless it is under construction.[2][1] Foremost says it has no restrictions based only on the time a home has been vacant, which makes it worth a call through a Foremost agent if the vacancy has no end date.[10]
Which is best for a high-value empty house?
Green Shield again, for limits. It writes buildings up to $4 million, with $750,000 as the cap in protection class 9 or 10, and it asks for an inspection above $500,000.[3] The FAIR Plan goes to $3 million per location, but on named perils only.[7] Delos tops out at $1.5 million of dwelling, and an inspection that finds a higher replacement cost leads to cancellation, so don't under-insure to squeeze in.[2]
Which is best when the house is in a trust, an LLC or an estate?
Delos and Foremost both say plainly that they write in the name of a trust or LLC. Delos requires the deed to "exactly match the name of the respective entity," and Foremost says it will "write homes in the name of an LLC or a trust."[2][10] The FAIR Plan's application lists Estate and Trust among its applicant types, which helps during probate.[7] Our inherited home guide walks through naming the owner.
Which is best for a short vacancy, like a sale in a few months?
American Modern is the program built around short terms. It writes vacant property for 3, 6 or 12 months and refunds unused premium pro rata when the house sells or someone moves in.[6] Its own materials don't confirm California availability for the vacant program, so ask its agent before you count on it. Our American Modern guide has the details. Among the programs Menlo quotes, Delos keeps 25% of the premium as earned from day one, so a very short vacancy costs relatively more there.[2]
Which is best in a wildfire area or after other insurers said no?
The FAIR Plan, because it is designed to take homes the regular market declines. It writes 1–4 unit dwellings vacant for up to a year, with fire, lightning and internal explosion as the base and extended coverage and vandalism as options.[1][7] It leaves out theft, water damage and liability, so most owners add a DIC policy on top. See our comparison of the best ways to add coverage to the FAIR Plan. Delos adds its own wildfire model and may require double-paned windows and flame-resistant fences and decks.[2]
Which covers vandalism, theft and water best?
None of the program sheets shows all three included automatically, so this is where quotes differ most. Delos offers vandalism, theft of the dwelling's fixtures, theft of building materials and water from plumbing and freezing as paid endorsements.[2] Green Shield has vandalism available and a $10,000 sublimit for theft of building materials.[3] The FAIR Plan needs its vacancy permit endorsement for vandalism.[8] Aegis's 2020 California guidelines capped vandalism at $50,000 on a vacant DP-1 and offered no theft on vacant homes, which I'd confirm on a current quote.[11]
What about vacant commercial buildings and land?
They go to different programs. Blitz's vacant building program, for example, writes empty stores, offices and warehouses but excludes vacant habitational buildings.[12] Land with no building is a liability policy. See what vacant land insurance costs.
Frequently asked questions
What is the best vacant home insurance company in California?
Does State Farm or Allstate insure vacant homes in California?
I can't document a vacant-home program from either one in their public materials, so they are not on this list. Ask their agents directly.
Which vacant home programs can Menlo quote?
The California FAIR Plan, Delos, Green Shield and Aegis. Foremost's appointment is pending, and American Modern is not one of our markets.
Is a surplus lines vacant policy safe?
It can be a good policy, but non-admitted insurers such as Lloyd's are not backed by the California Insurance Guarantee Association. Each quote says whether the insurer is admitted.[2]
This guide is for educational purposes and summarizes carrier program guides and public materials dated 2020–2026 and California FAIR Plan documents. Programs, availability and eligibility change, and your policy's terms control. Menlo Insurance Services (CA license 6020106) is a licensed broker and registered FAIR Plan broker that may earn a commission on a placement and does not guarantee that any coverage or price will be available. Menlo is appointed with Delos, Green Shield and Aegis. It is not appointed with American Modern, and its Foremost appointment was pending in September 2026.
The Bottom Line
Match the program to the house: Green Shield for long vacancies and high values, Foremost for a vacancy with no end date, American Modern for a short hold, Delos for a documented $1,500 floor and trust or LLC owners, and the FAIR Plan when other markets say no.[3][10][6][2][1] Menlo quotes the FAIR Plan, Delos, Green Shield and Aegis. Foremost and American Modern are sold through their own agents. Whatever you choose, check vandalism, theft and water on the quote. That's where vacant policies differ.
References
- 1.California FAIR Plan Association. “Plan of Operation, Ed. 9/3/25, section IV.A.” 2025. https://www.cfpnet.com/wp-content/uploads/2025/10/CFPA-Plan-of-Operation-Ed.-9.3.25.pdf ↩
- 2.Delos Insurance Solutions. “Delos Vacant Home Product & Underwriting Overview, v1.1.” 2024. https://6041899.fs1.hubspotusercontent-na1.net/hubfs/6041899/Carrier%20Store%20Resources/Delos/65dce0b9e868b1e8437726e6_Vacant-Home-Product-and-Underwriting-Overview.pdf ↩
- 3.Green Shield Risk Solutions. “Vacant Property, Specialty Lines.” 2026. https://6041899.fs1.hubspotusercontent-na1.net/hubfs/6041899/Green%20Shield%20Risk/Vacant%20Property%20-%20Specialy%20Lines.pdf ↩
- 4.Aegis General Insurance Agency. “Aegis Specialty Division Adds Hiscox E&S Capacity for California Home and Fire Programs.” 2025. https://aegiseasy.com/2025/03/aegis-specialty-division-adds-hiscox-es-capacity-for-california-home-and-fire-programs/ ↩
- 5.Foremost Insurance Group. “Vacant Home Insurance.” Accessed 2026-09-27. https://www.foremost.com/insurance/vacant-home/ ↩
- 6.American Modern Insurance Group. “Vacant Property Details.” Accessed 2026-09-27. https://blog.amig.com/insurance/vacant-property/vacant-property-details/ ↩
- 7.California FAIR Plan Association. “Broker policy system, Dwelling Fire application (applicant types, coverages, limits), reviewed by Menlo.” Accessed 2026-09-25. https://www.cfpnet.com/ ↩
- 8.California FAIR Plan Association. “Dwelling Application Checklist and Application for Dwelling Insurance (ACORD 854 CA).” 2020. https://www.cfpnet.com/wp-content/uploads/2020/02/Dwelling%20Application%20REV%2001%2020.pdf ↩
- 9.Aegis General Insurance Agency. “Aegis General Product Overview (CA).” 2026. https://6041899.fs1.hubspotusercontent-na1.net/hubfs/6041899/Carrier%20Store%20Resources/Aegis/Aegis%20General%20Product%20Overview%20CA.pdf ↩
- 10.Foremost Insurance Group. “Foremost Choice for Vacant Properties (9024284).” 2023. https://6041899.fs1.hubspotusercontent-na1.net/hubfs/6041899/Carrier%20Store%20Resources/Foremost/Foremost%20Vacant%20Home.pdf ↩
- 11.Aegis General Insurance Agency. “California Secondary Residence Insurance Program, Policy Forms DP-1 & DP-3, DP-GDL-CA (Ed. 8) (archived).” 2020. https://web.archive.org/web/20201126071543/https://aegiseasy.com/wp-content/uploads/2020/04/CA-Dwelling-Fire-Guidelines-Ed-8.pdf ↩
- 12.Blitz Insurance. “Vacant Commercial Building.” 2026. https://6041899.fs1.hubspotusercontent-na1.net/hubfs/6041899/Carrier%20Store%20Resources/Blitz/Blitz-Vacant-Commercial-Building-2026.pdf ↩
- 13.California Department of Insurance. “Company Profile: Foremost Insurance Company Grand Rapids, Michigan.” Accessed 2026-09-27. https://interactive.web.insurance.ca.gov/companyprofile/companyprofile?event=companyProfile&doFunction=getCompanyProfile&eid=3577 ↩
- 14.American Modern Insurance Group. “Vacant Homes.” Accessed 2026-09-27. https://agents.amig.com/content/munichre/amiggrp/agents/storefront/en/home/residential-occupancy/vacant-homes.html ↩