Don't panic, and don't let coverage lapse. In Virginia, an insurer must give at least 30 days' written notice with a specific reason before nonrenewing an owner-occupied home. You can ask the Insurance Commissioner to review it within 10 days. Meanwhile, shop several carriers through an independent agent. The state FAIR Plan is the last resort.
Key facts
- Notice: A nonrenewal notice for an owner-occupied home must give a termination date at least 30 days after it's sent and state the specific reason (Va. Code § 38.2-2114). Nonpayment can be as short as 10 days.
- Review: You have 10 days from receiving the notice to ask the Commissioner of Insurance, in writing, to review it. The policy stays in effect during the review, except for nonpayment.
- Protected reasons: An insurer can't nonrenew solely because of a claim resulting primarily from natural causes, a coverage inquiry, credit information alone, or claims older than 60 months, among other listed factors.
- New in 2027: Starting January 1, 2027, roof age alone can't be the reason to refuse or drop an owner-occupied policy if the asphalt shingle roof is under 15 years old (2026 Acts, Chapters 657 and 658).
- Hurricane season runs June 1 through November 30. Once a storm forms, it can be hard to find a company that will write coverage until the threat passes, according to the SCC.
- Last resort: The Virginia Property Insurance Association (VPIA) is the state's FAIR Plan, sold through licensed agents.
- Help line: The SCC Bureau of Insurance handles consumer questions and complaints for free.
Why are homeowners insurance costs rising in Hampton Roads?
WHRO reported in October 2026 that home insurers are pulling back in some coastal communities. Citing data released by Congress, it reported that nonrenewals rose between 2018 and 2023 in many parts of Hampton Roads, including Virginia Beach, Norfolk, Hampton and Newport News.
WHRO also summarized a 2026 report from the National Association of Insurance Commissioners' Center for Insurance Policy and Research. That report found that more than half of home insurers reduced the number of policies they wrote between 2018 and 2024, and that inflation-adjusted average premiums nationwide rose 18% to 43%. A Norfolk insurance agent told WHRO that storm or wind deductibles are "pretty much a given these days in Hampton Roads," and that Virginia hasn't seen an all-out retreat by insurers.
The takeaway is that decisions are made address by address. Distance to water, roof age and condition, construction type and claims history all matter. Two houses on the same street can get different answers.
What are my rights if I get a nonrenewal notice?
For owner-occupied homes, Va. Code § 38.2-2114 requires the notice to:
- Give the termination date, at least 30 days out (10 days for nonpayment).
- State the specific reason for the nonrenewal.
- Tell you that you can ask the Commissioner to review the decision within 10 days of receiving the notice.
- Tell you that you may be eligible for coverage through the Virginia Property Insurance Association.
A related law, § 38.2-2113, sets the proof-of-mailing rules insurers must follow for a notice to be effective.
There are limits. These protections don't apply to a new policy that's been in force for less than 90 days, unless it's a renewal. They also don't apply when the insurer offers to renew, or an affiliated company offers equal coverage at a lower premium. The Commissioner's review checks whether the insurer followed the law. It doesn't substitute the Commissioner's judgment for the company's underwriting. And the law doesn't stop insurers from setting rates based on actuarial data, so a renewal at a higher price is legal.
Which reasons can't be used to nonrenew my policy?
Under § 38.2-2114, an insurer can't refuse to renew an owner-occupied homeowners policy solely because of:
- Age, sex, residence, race, color, creed, national origin, ancestry, marital status, sexual orientation or gender identity
- Lawful occupation, including military service
- Credit information in a consumer report (used alone)
- Any claim resulting primarily from natural causes
- Claims incurred more than 60 months before the current policy period ends
- An inquiry about your coverage that doesn't report a loss
Insurers also can't cancel or nonrenew because an insured is a foster parent with foster children living in the home.
What changes about roof age on January 1, 2027?
Virginia passed identical bills in 2026, HB 677 and SB 402 (Chapters 657 and 658). They add a new subsection to § 38.2-2114, effective January 1, 2027:
- An insurer can't refuse coverage, cancel or nonrenew an owner-occupied policy solely because of the age of an asphalt shingle roof that is less than 15 years old.
- For any roof, the insurer must let you prove the actual age. Receipts or contracts, building permits, or a report from an authorized inspector count as proof.
- For a roof 15 years or older, the insurer must allow an inspection (at your expense) before requiring replacement. If an authorized inspector reports five or more years of useful life remaining, the insurer can't refuse or nonrenew based solely on the roof's condition or require replacement.
- Insurers can still require repairs for damage, defects, deterioration or moisture problems noted in an inspection.
Keep your roof paperwork. If you're selling, ask your listing agent to include the roof's permit or invoice in the disclosure packet, because buyers' insurers will ask. If you're buying, your inspector's notes on the roof matter. See my post on home inspections in Virginia.
How do wind and hurricane deductibles work?
Many policies have a separate deductible for wind, hail or named storms. According to the SCC, it may be a flat amount or a percentage of your dwelling coverage. In the SCC's example, a home insured for $200,000 with a 2% hurricane deductible means you pay the first $4,000 of a covered storm loss. At 5%, you'd pay the first $10,000.
If your insurer raises your deductible at renewal, the SCC says it must tell you and explain how it works. Compare deductibles, not just premiums, when you shop.
Where can I find coverage if I'm dropped?
- Call an independent agent. Virginia has a competitive rating law, so prices and underwriting rules differ by company. The SCC says not to assume every company will turn you down.
- Get the specific reason in writing and fix what you can, such as a roof, railings or wiring.
- Consider split coverage. The SCC notes that if you can't get a package policy, you may be able to buy separate property and liability policies.
- Use the FAIR Plan as a last resort. VPIA policies are sold through licensed agents. The basic FP-1 form pays actual cash value, not replacement cost. Theft, liability and replacement cost endorsements are available only if the property qualifies. VPIA doesn't renew automatically. You must send a continuation application and payment each year.
- Don't forget flood. Homeowners policies generally exclude flood and storm surge. Read my guide to flood insurance in Virginia Beach.
If your lender pays your insurance from escrow and your coverage lapses, the lender can force-place a policy that mainly protects the lender and costs you more. Keep your lender informed while you shop.
What should buyers do about insurance?
Get a homeowners quote, and a flood quote if needed, during your due diligence period, not the week before closing. This matters most near the water, in places like Sandbridge, Chic's Beach and the Oceanfront. Ask the seller for the roof's age and any wind mitigation updates. Insurance is a real part of your monthly cost, along with Virginia Beach property taxes. My 2026 cost of living guide shows how it fits.
Ready to shop for a home you can insure?
Browse the newest Virginia Beach listings, then contact me or call or text (757) 919-8874. I'll help you pull roof, flood zone and permit details early so your insurance quote doesn't surprise you at closing.
Barry Jenkins, Legacy Home Team at LPT Realty
Sources
- Code of Virginia § 38.2-2114, Grounds and procedure for termination of policy (current and January 1, 2027 versions)
- Code of Virginia § 38.2-2113, Mailing or electronic delivery of notice of cancellation or refusal to renew
- Virginia Acts of Assembly, 2026 Session, Chapter 657 (HB 677, roof age)
- Virginia SCC: Virginia Consumer's Guide for Homeowners Insurance
- Virginia SCC: Plan Now for Hurricane Season (May 28, 2026)
- Virginia Property Insurance Association: Frequently Asked Questions
- WHRO: Home insurers are retreating from some coastal communities (October 8, 2026)
Frequently asked questions
How much notice does an insurer have to give before nonrenewing a Virginia homeowners policy?
For an owner-occupied home, the written notice must give a termination date at least 30 days after it's mailed or delivered, and it must state the specific reason. If the reason is nonpayment of premium, the notice period can be as short as 10 days.
Can I appeal a homeowners insurance nonrenewal in Virginia?
You can ask the Insurance Commissioner, in writing, to review it within 10 days of receiving the notice. The review checks whether the insurer followed the law. The policy stays in force during the review unless the reason is nonpayment. The Commissioner can't overrule the insurer's underwriting judgment.
Can an insurer drop me because of a hurricane or storm claim?
Not solely for that. Virginia law bars nonrenewing an owner-occupied homeowners policy solely because of a claim resulting primarily from natural causes, an inquiry about your coverage, claims more than 60 months old, or credit information alone, among other listed factors.
What is a hurricane or wind deductible?
It's a separate deductible for wind, hail or named-storm damage. It can be a flat amount or a percentage of your dwelling coverage. The SCC's example is a 2% deductible on $200,000 of coverage, which means you pay the first $4,000 of a covered storm loss.
What if no private company will insure my home?
Keep shopping with more than one agent first, since companies use different underwriting rules. If you still can't get coverage, the Virginia Property Insurance Association, Virginia's FAIR Plan, offers limited coverage through licensed agents. The SCC calls it a last resort because premiums are generally higher and coverage more limited.
Can an insurer drop me because my roof is old?
Starting January 1, 2027, an insurer can't refuse, cancel or nonrenew an owner-occupied policy solely because an asphalt shingle roof is less than 15 years old. For older roofs, you can prove the actual age or get an inspection, and a report of five or more years of useful life left protects you from a decision based solely on the roof's condition.
Does homeowners insurance cover flooding in Virginia Beach?
Generally no. Virginia homeowners policies typically don't cover flood, surface water or storm surge. You need a separate flood policy from the NFIP or a private insurer, and new NFIP policies usually have a 30-day waiting period.