When purchasing property in areas vulnerable to natural disasters, it’s crucial to understand the unique risks each region faces—whether it’s tornadoes, wildfires, floods, or earthquakes. In this article, we speak with two expert agents in high-risk markets: Wyatt Poindexter, Managing Partner of The Agency Oklahoma City, and Tori Atwell, Broker Associate at The Agency Los Altos, to explore the critical factors homebuyers should consider.
The two of you handle very different regions that present different risks for natural disasters. What risks are top-of-mind for buyers in your areas right now?
Wyatt: As a realtor in Oklahoma, the primary natural disaster risk that buyers ask about is tornadoes. While Oklahoma is in Tornado Alley, it’s important to note that our advanced weather technology and reporting systems provide plenty of notice when severe weather is approaching. Local meteorologists are among the best in the country, and residents have access to real-time alerts, tornado sirens, storm shelters, and safety protocols to mitigate risk.
I personally am not concerned or scared about tornadoes because of the early warnings and extensive coverage we receive. With statewide tornado siren systems and multiple notification methods, people have ample time to take precautions.
For buyers, we often discuss storm-resistant home features, including reinforced safe rooms, impact-resistant roofing, and underground shelters, which many homes—especially newer ones—already include. Additionally, proper insurance coverage is a key part of preparedness.
Despite the potential for tornadoes, Oklahoma offers incredible benefits, including affordable real estate, wide open spaces, and a strong sense of community. Buyers can feel confident that with the right precautions and planning, they can enjoy all that Oklahoma has to offer while staying safe during storm season.
Tori: Top of mind right now is access to fire insurance. If buying in a community in the hills in Northern or Southern California, buyers are facing not being able to get insurance for the property. Many carriers have withdrawn from California due to fires, and the carriers who still issue policies deem areas in hills pose too high of a risk for fire to insure. This forces buyers to obtain coverage from the California FAIR Plan offers far less coverage than traditional policies and at a much higher cost.
We have seen policies as high as $60,000 a year for larger, more expensive homes. Plus many carriers have square footage and replacement cost limitations which can make larger homes uninsurable.
I recommend that buyers do their homework and assess the amount of risk they can live with. For example, a home buyer with expensive or one-of-a-kind art, maybe living in a high fire-risk area is not the best thing for them. — Tori Atwell
How do you approach discussing your region’s risks with your buyers?
Wyatt: I make sure buyers understand that advanced weather tracking, tornado sirens, and emergency alerts provide ample time to take precautions. When discussing risks, I focus on preparedness rather than fear. I highlight storm-resistant home features such as safe rooms, underground shelters, impact-resistant roofing, and reinforced construction—many of which are common in newer homes. I also advise buyers to consult local emergency management agencies, the National Weather Service (NWS), and insurance providers to ensure they have the right coverage and safety plans in place.
Tori: Most good agents will ask the buyers to check with their carrier if they can insure the property, and if not to look into alternative carriers. Many homes have gotten to the final stages of escrow to find out that the buyer cannot get insurance and the lender will not fund the loan. More often than not, the buyer has removed their contingencies, thus putting their deposit (which is 3% of the price in much of California). So having upfront and honest conversations are a must!
In each of your regions, are there any risk-mitigating structural elements or home improvements that buyers are now looking for?
Wyatt: In Oklahoma, buyers are increasingly prioritizing storm-resistant home features to mitigate the risk of severe weather. Many are looking for homes with above-ground or underground storm shelters, reinforced safe rooms, hurricane straps to secure roofs and impact-resistant windows. Additionally, homes with concrete or steel framing offer more durability against strong winds.
Tori: Yes. Fireproofing is now becoming a huge component for clients selling their homes, and most counties have minimum regulations they require for new builds and resales.
For buyers, we often discuss storm-resistant home features, including reinforced safe rooms, and underground shelters, which many homes—especially newer ones—already include. Proper insurance coverage is a key part of preparedness. — Wyatt Poindexter
How do local building codes and zoning regulations address natural disaster preparedness? Are there any changes or updates to these codes that buyers should be aware of?
Wyatt: Local building codes have evolved to improve storm safety and structural resilience. Newer construction homes must meet stricter wind resistance standards, and in some areas, safe rooms are being encouraged or even required in new developments. Additionally, zoning regulations now emphasize proper drainage and flood mitigation to prevent damage from heavy rains often associated with severe storms.
One key update buyers should be aware of is the increasing availability of insurance discounts for homes with certified storm-resistant features. Investing in structural improvements not only enhances safety but may also result in lower insurance premiums. Buyers should consult with local builders, inspectors, and insurance providers to ensure their home meets the latest safety standards while also maximizing potential cost savings.
Tori: In terms of regulations, every area, whether it be a city or county, has different requirements. Buyers need to be aware of these requirements, and if a home fits them. With more and more fires occurring here in California, the landscape of requirements is ever-changing. Therefore a buyer should identify which entity is responsible for checking compliance, and consult with that entity.
As an agent, what do you advise clients who are considering purchasing property in disaster-prone regions?
Tori: I recommend that buyers do their homework and assess the amount of risk they can live with. For example, a home buyer with expensive or one-of-a-kind art, maybe living in a high fire-risk area is not the best thing for them.
How do insurance premiums and coverage options for natural disasters impact buyers’ decisions, and what types of insurance should they prioritize in high-risk areas?
Wyatt: In Oklahoma, insurance premiums and coverage options play a significant role in buyers’ decisions, especially when it comes to tornadoes, hail, and severe storms. Many buyers are now factoring in homeowners insurance costs upfront, as premiums can vary based on a property’s location, age, and storm-resistant features.
For buyers in high-risk areas, I always recommend looking into policies that offer comprehensive wind and hail coverage, as standard homeowners policies often come with higher deductibles for these events. Replacement cost coverage is another key factor, ensuring that storm-damaged homes are fully rebuilt rather than depreciated. Additionally, I advise buyers to review loss of use coverage, which helps cover temporary housing costs if their home becomes uninhabitable after a storm.
While tornadoes are the most talked-about weather risk in Oklahoma, flood insurance is another policy buyers should consider, even if they’re not in a designated flood zone. Many buyers don’t realize that flood damage isn’t covered under a standard homeowners policy, so understanding whether additional protection is necessary is crucial.
Ultimately, I always encourage buyers to consult with a local insurance expert to compare policies, ensure they’re fully protected, and factor coverage costs into their home-buying decision. Taking the time to evaluate insurance options upfront can provide peace of mind and financial security in the long run.
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