California Condo Complex Loses Insurance Over Wildfire Risk From Neglected Creek
More than one hundred homeowners in a California condominium complex have been left without insurance coverage after their provider cited an overgrown creek bed as a significant wildfire risk. The situation has plunged residents into uncertainty, highlighting broader issues of property management and environmental safety in fire-prone regions.
Insurance Cancellation Leaves Residents in Limbo
Earlier this month, 115 residents of the San Vicente Country Villas II complex in San Diego received notification that Farmers Insurance would not renew their master policy. The decision was directly attributed to a single, neglected creek bed that runs between the homes and a neighbouring golf course. According to reports from The San Diego Union-Tribune, the insurer argued that the failure to maintain adequate defensible space—a cleared area designed to reduce fire dangers—justified the cancellation.
The affected residents, including those living along a street known as the Green Haven condos, now face an April deadline to secure alternative coverage. Without it, they could be forced to contend with skyrocketing replacement insurance costs, or in extreme cases, consider selling or refinancing their properties.
A Landscape Overrun and a Management Dispute
The creek bed in question is described as being choked with vegetation, including trees standing 20 to 30 feet tall, dense brush, dead reeds, and accumulated debris. This unchecked growth has created a dense wall of foliage mere feet from approximately thirty homes.
"It's horrible," said Steven Franck, a resident since 1997. "Some of the reeds have moved outside the creek bed and stretch 30 to 40 feet across. It makes the golf course on holes #11 and #16 much more difficult to play, as well as ugly."
Complicating the issue is a jurisdictional dispute over responsibility. The overgrown area is controlled by the Master Association, known as the SDCE HOA, rather than the individual condo's homeowners association. This has left residents feeling powerless to initiate or fund the necessary clearance work themselves.
Permit Problems and Alleged Mismanagement
The path to resolving the crisis has been fraught with administrative hurdles and allegations of mismanagement. Residents have raised concerns about the creek bed for years, with Franck noting the problem has persisted for at least five years.
In December, during a general meeting, resident Doreen Smith revealed that the former general manager, Carl Weise, had supposedly sent a letter claiming he had submitted a permit application to clear the creek bed. He warned that if the application was not filed by December 31st, the entire process would be delayed, requiring a restart.
However, an investigation launched after the meeting found no evidence that Weise had ever submitted the application. Weise had stepped down from his role by "mutual agreement" in November. Fortunately, the HOA board discovered the deception just before the critical deadline and promptly filed a permit application with the state Department of Fish and Wildlife, which confirmed its receipt on time.
"The permit allows for removal of approximately 1.9 acres of overgrowth, and the department should have a plan for the removal by the end of February," explained Pete Smith, a special projects consultant assigned to the case.
Costly Cleanup and a Separate Legal Settlement
Even with the permit secured, significant challenges remain. The cleanup operation is expected to be costly, slow, and constrained by environmental regulations.
"It's a great deal of work and very expensive," Pete Smith stated. The board is now tasked with pursuing grants to cover the removal costs. Furthermore, accumulated silt and concrete in parts of the creek bed mean weeds will continue to thrive, requiring additional clearance work at a later date.
In a separate but concurrent issue, the HOA's attorney, Josh Carlon, informed residents that the association had reached a $900,000 settlement in a 2024 class-action lawsuit. The lawsuit, filed by a former employee on behalf of hourly workers, alleged failures to pay proper wages, overtime, and provide adequate breaks. The HOA opted to settle quickly rather than engage in a protracted court battle, with the payment schedule spread across three installments between 2026 and 2027.
Residents Adopt a Cautious Stance
Amid the insurance crisis and management turmoil, residents are adopting a watchful approach. While acknowledging the new board is an improvement, long-time observer Steven Franck expressed skepticism.
"The new board is the best board we've had in some time, but I'm still skeptical that what is best will be done," he said. "I have a wait-and-see attitude."
Doreen Smith confirmed that residents are exploring all available options as they urgently seek a new insurance policy before the looming deadline, with their homes and financial security hanging in the balance.
