3,800 Tarrant County Properties Are on the State's Last-Resort Insurance
Here is a Tarrant County number we have not seen anyone else report. About 3,800 properties in this county are insured through the Texas FAIR Plan, the state's insurance of last resort. Roughly $1.2 billion in exposure, the 8th most of any county in Texas. Of those, about 1,600 are on the rental dwelling form (TDP-1), and that form carries zero liability coverage. For a landlord, that is the number that matters. That is not from a press release. It is sitting in a Texas Department of Insurance PDF, Q1 2026 data, and almost nobody has read it.
Nobody shops for the FAIR Plan. You land on it, usually after a nonrenewal letter you did not see coming. And the premium is not the problem. The zero liability coverage on the rental dwelling form is. As of July 1, 2026, whether your house can get standard insurance is a line on TREC's seller's disclosure form, which quietly turns an insurance problem into an asset problem.
What the FAIR Plan actually is
FAIR stands for Fair Access to Insurance Requirements. You do not choose it. You end up on it, after the standard insurance market turns you down. Roof age, claims history, condition, or just sitting in a ZIP code carriers are quietly backing out of.
The trend is the story. Statewide FAIR Plan enrollment was about 61,000 policies at the end of 2022. By the end of 2025 it was roughly 128,000. It doubled in three years. That is what a hardening insurance market looks like from the inside.
The three gaps, and the one that should scare landlords
FAIR coverage is thin by design. Three gaps matter.
One, it covers named perils only. The policy pays for the specific causes of loss it lists and nothing else. Standard policies work the other way around.
Two, it pays actual cash value. A 12-year-old roof pays out as a 12-year-old roof, depreciated. Not what it costs to put a new one on.
Three, and this is the one most landlords miss: the FAIR Plan's rental dwelling form, TDP-1, includes zero liability coverage. None. The homeowner, condo, and tenant forms carry liability; the dwelling form a landlord ends up on does not. A tenant slip, a dog bite, a guest injury on that rental, all of it lands on the owner personally.
A leased house producing income with no liability protection attached is not a paperwork detail. It is the whole ballgame the day something goes wrong.
July 1 changed the math
As of July 1, 2026, TREC's Seller's Disclosure Notice asks whether the seller was unable to obtain insurance on the property. It is a Texas Real Estate Commission form requirement, not a change to the Property Code minimum, but it is the form almost every listed sale uses. Insurability is now an asset attribute. It follows the house into the sale, in writing, in front of every buyer and their agent.
For an owner deciding between selling and renting, that one disclosure line moves real money. If the reason you got declined is fixable, and it is usually the roof, fixing it before you list will generally beat disclosing it during negotiations.
If your property is on FAIR, do these four things
1. Add liability protection now. A landlord liability policy or an umbrella fills the gap. Talk to your insurance agent this month, not at renewal.
2. Find out exactly why you were declined and price the fix. A roof replacement reopens the standard market, where coverage is broader and often cheaper.
3. Re-shop the standard market at least every two years. Texas requires FAIR policyholders to reapply to the voluntary market every two years. Treat that as a floor, not a target; check annually if you can.
4. Handle insurability before the sign goes in the yard, if selling is on the table.
Why we watch this number
Across Tarrant and Parker County, insurability now comes up in almost every owner conversation. Our management agreement requires owners to carry liability coverage naming the broker as additional insured, so a FAIR-only rental has a gap on day one. This is not an insurance pitch. We do not sell policies. It is an operator telling you where the quiet risk sits in this market right now.
Not sure where your property stands?
If you got a non-renewal letter, a rate shock, or you just don't know whether you're on FAIR, we can point you toward what to ask your agent. Managing 70+ doors across Tarrant and Parker County means insurance gaps show up in our owner conversations every week.
All Panther Properties · Century 21 Alliance Properties
Call or Text (817) 420-0833 →Andrew Chavis · Century 21 Alliance Properties · License #0845090 · IABS Notice · Consumer Protection Notice. This article is for general informational purposes only and does not constitute financial, insurance, or legal advice. We are not insurance agents and do not sell policies. Figures are from Texas Department of Insurance and Texas FAIR Plan Association data, Q1 2026 (Tarrant policies, exposure, county rank) and statewide policy counts 2022-2025; deemed reliable but not guaranteed. Texas seller's disclosure change effective July 1, 2026, per the July 2026 form set. Figures pulled and verified July 13, 2026. Verify current numbers with a licensed insurance professional before acting. View sources and disclaimers.
