Surrey Home Insurance You Can Trust
Everything You Need To Know About Home Insurance in Surrey, BC
Home Insurance in Surrey: Recommended, Private Coverage
Average cost: $1,100–$1,900 per year
Includes: Fire, Theft, Liability, Water Damage Protection
If you own a home in Surrey, BC—or are planning to buy—you already know how quickly this city is growing. From established family neighbourhoods in Fleetwood and Cloverdale to new developments in Sullivan Heights, Clayton Heights, and Grandview Heights, Surrey real estate represents a significant financial investment.
With rising property values, larger detached homes, legal basement suites, and increasing rebuilding costs across Metro Vancouver, having the right Surrey home insurance policy is more important than ever. Whether you live near King George Boulevard, Fraser Highway, 152 Street, or in South Surrey near Highway 99, your coverage should reflect your specific neighbourhood risks.
At Western Coast Insurance, we help homeowners throughout Surrey compare policies from Canada’s leading insurers to find the right combination of protection and price. Our brokers understand local risks including flood exposure near the Fraser River, heavy seasonal rainfall, aging drainage systems in older areas, and earthquake risk across British Columbia.
Visit One of Our Surrey Insurance Broker Locations
We believe home insurance should be personal which is why our expert brokers are available right here in Surrey to meet with you face-to-face.
Whether you prefer to discuss your coverage in person or want help choosing between policy options, our teams are ready to help at convenient Surrey locations:
Clayton Crossing | Cloverdale | Grandview Corners | Semiahmoo | Sunshine Hills
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We save you time and money by comparing insurance providers to secure the best coverage for you!
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Home Insurance by Surrey Neighbourhood
Home insurance rates and coverage needs can vary significantly depending on where you live in Surrey. Property age, elevation, proximity to the Fraser River, and construction type all influence both risk and premium costs. Whether you live in a newer subdivision or an established community, your policy should reflect the realities of your specific neighbourhood.
- Fleetwood: Established single-family homes and townhouses. Sewer backup protection is commonly recommended due to aging infrastructure in certain areas.
- Cloverdale: Larger detached homes on generous lots often mean higher rebuilding costs. Guaranteed replacement cost coverage is worth considering here.
- Newton: A mix of older homes and multi-family residences. Plumbing updates and water damage protection are important factors in underwriting.
- South Surrey / Grandview Heights: Newer luxury homes and high-value properties may require higher liability limits and enhanced contents coverage.
- Guildford: Condo and townhouse-heavy neighbourhoods where strata gap coverage and personal liability insurance are especially important.
Because Surrey is one of the fastest-growing cities in British Columbia, rebuilding costs continue to rise across all neighbourhoods. A properly structured policy ensures you are protected no matter where you live.
Home Insurance Risks Unique to Surrey
Insurance coverage in Surrey must account for the city's geography, infrastructure, and development patterns. Not all neighbourhoods face the same risks.
Floodplain & Overland Water Risk
Areas near the Fraser River—including Bridgeview and parts of Port Kells—sit in lower elevations and may be exposed to floodplain risk. Overland water coverage protects against heavy rainfall, snowmelt, and river overflow entering your home at ground level.
Sewer Backup Risk
Older neighbourhoods in Newton, Guildford, and Whalley may have aging drainage infrastructure. Sewer backup protection is one of the most common add-ons for Surrey homeowners.
Earthquake Risk
Surrey lies within British Columbia’s seismic zone. Earthquake coverage is not automatically included in standard home insurance policies and must be added separately.
Basement Suites & Rental Units
Many Surrey homes include legal or unauthorized basement suites. Rental income properties must be declared to ensure proper liability coverage and avoid claim denial.
Rapid Rebuilding Cost Increases
Construction costs in Metro Vancouver continue to rise. Replacement cost coverage ensures your home can be rebuilt even if material and labour prices increase after a loss.
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Over 40 Years of Dedicated Service
For over four decades, Western Coast Insurance Services has built a legacy rooted in personalized service, community connection, and professional insurance expertise. Originally founded as Coast Capital Insurance Services, we began with a simple but powerful mission: to help individuals and businesses in British Columbia protect what matters most.
In 2014, we proudly joined the Western Financial Group family, a trusted name in insurance across Canada. This transition marked a new chapter for our organization as we rebranded to Western Coast Insurance Services — uniting the local strength of Coast Capital with the national resources and stability of Western. While our name changed, our people, our commitment, and our purpose remained steadfast.
Our rebranding was more than a name update — it was a strategic evolution that allowed us to expand our product offerings, deepen our service capabilities, and reinforce our commitment to customers throughout B.C. The brokers you’ve trusted for years are still here, offering the same thoughtful advice, now backed by broader support and a stronger national network.
Today, we continue to serve British Columbians from Vancouver Island to the Lower Mainland and beyond, delivering tailored personal and business insurance solutions with the same local expertise that’s been the foundation of our success since day one. Whether you need ICBC coverage, home insurance, or a customized commercial policy for your business, you can count on us to guide you with knowledge, honesty, and care.
What’s Included in a Standard Surrey Home Insurance Policy?
A standard Surrey home insurance policy is designed to protect both your property and your financial well-being. While coverage details vary between insurers, most policies include the following core protections.
- Home Structure Coverage: Covers the cost to rebuild or repair your home if it’s damaged by a covered peril such as fire, windstorm, or vandalism. Coverage is based on replacement cost, not market value.
- Detached Structures: Protection for garages, sheds, fences, and other structures on your property.
- Personal Belongings: Coverage for furniture, electronics, appliances, clothing, and valuables. High-value items may require additional endorsements.
- Personal Liability Protection: Typically $1–2 million in coverage if someone is injured on your property or if you unintentionally cause damage to someone else’s property.
- Additional Living Expenses: Pays for hotel stays, meals, and temporary housing if your home becomes uninhabitable due to a covered loss.
Because Surrey homeowners face unique risks such as heavy rainfall, earthquake exposure, and basement rental suites, many residents enhance their standard coverage with additional protection options.
Types of Home Insurance Policies Available in Surrey
Not all home insurance policies offer the same level of protection. Choosing the right policy type depends on your risk tolerance, property value, and budget.
- Comprehensive (All-Risk): The most complete option. Covers all risks except those specifically excluded in the policy. Often recommended for Surrey homeowners with higher-value properties.
- Broad Form: Comprehensive coverage on the dwelling, but named perils coverage on personal belongings. A balanced option between cost and protection.
- Named Perils: Covers only the events listed in the policy (such as fire or theft). Lower premiums but more limited protection.
For most Surrey homeowners—especially those with detached homes or rental suites—comprehensive coverage offers the strongest financial protection.
Recommended Additional Coverage for Surrey Homeowners
Due to Surrey’s climate, geography, and rapid development, many homeowners choose to enhance their policy with additional coverage options.
- Earthquake Coverage: Surrey is located in British Columbia’s seismic zone. Standard policies do not include earthquake damage unless added separately.
- Overland Water Protection: Covers flooding caused by heavy rainfall or snowmelt entering at ground level.
- Sewer Backup: Protection against sewage backing up through drains—one of the most common water-related claims in BC.
- Service Line Coverage: Covers repair or replacement of underground water, sewer, or electrical lines.
- Guaranteed Replacement Cost: Ensures your home can be rebuilt even if costs exceed your coverage limit.
- Home-Based Business Coverage: Required if operating a business from home or storing business equipment.
Adding the right endorsements can significantly reduce your financial exposure in the event of a major claim.
What Affects Home Insurance Rates in Surrey?
Insurance premiums in Surrey are influenced by multiple factors. Insurers assess both property-specific details and broader geographic risks.
- Age of the home and condition of plumbing and electrical systems
- Roof age and construction materials
- Total square footage and estimated rebuild cost
- Distance to the nearest fire station and hydrant
- Claims history
- Presence of basement suites or rental units
Because Surrey property values continue to rise, rebuilding costs—not market value—play a significant role in determining your premium.
What Is the Average Cost of Home Insurance in Surrey?
Home insurance premiums in Surrey vary based on property type, neighbourhood, and coverage selections. As a general estimate, homeowners can expect the following ranges:
- $1,200–$1,900 per year for detached homes
- $650–$1,200 per year for condos and townhomes
- $300–$600 per year for renters insurance
These ranges are estimates. The best way to determine your exact rate is to compare quotes based on your home’s specific details.
Surrey Home Insurance FAQs
Is earthquake insurance mandatory in Surrey, BC?
No, earthquake insurance is optional, but strongly recommended due to British Columbia’s seismic activity. Standard policies do not automatically include earthquake coverage.
Do I need overland water coverage in Surrey?
Many Surrey homeowners add overland water protection, especially in lower-elevation neighbourhoods or homes with finished basements.
Does home insurance cover basement suites in Surrey?
Yes, but the suite must be declared. If you rent out part of your home, you may need landlord coverage or additional liability protection.
How much liability coverage should I carry in Surrey?
Most homeowners choose at least $1–2 million in liability coverage, especially if they own rental suites or frequently host guests.
Will my policy cover water damage from heavy rain?
It depends on the source of the water. Overland water and sewer backup coverage are separate add-ons.
Does strata insurance cover my condo unit?
No. Strata covers the building structure and common areas. You still need personal contents and liability coverage.
Can I lower my home insurance premium in Surrey?
Yes. Bundling home and auto insurance, increasing your deductible, and installing monitored security systems can reduce premiums.
Is home insurance required by law in Surrey?
No, but if you have a mortgage, your lender will require proof of insurance.
Does insurance cover detached garages or laneway homes?
Yes, if they are included under detached structure coverage in your policy.
What happens if I don’t declare a basement suite?
Failure to disclose rental income or structural modifications could result in denied claims.
Why Choose Western Coast Insurance in Surrey?
We’re not just another call centre—we’re part of your community. Our Surrey team lives and works right here in the Fraser Valley, which means we understand local housing developments, weather patterns, and neighbourhood-specific risks better than anyone.
Here’s what sets us apart:
- We’re a broker: That means we compare multiple insurers to get you the best rate and coverage—not just one company’s offer.
- Local expertise: From Guildford to Fleetwood, Newton to South Surrey, we know Surrey.
- Claims support that cares: If something happens, we’re here to guide you through the claims process every step of the way.
- Custom policies: Whether you own a detached home, townhouse, or condo, your coverage is built around your property and lifestyle.
- In-person or online: Visit your local Surrey branch or start your quote online—whatever works best for you.
Get a Personalized Surrey Home Insurance Quote Today
Your home is one of the biggest investments you’ll ever make. Make sure it’s protected with expert advice, local knowledge, and coverage tailored to life in Surrey.
Western Coast Insurance Services Ltd. is a wholly owned division of Western Financial Group Ltd. Insurance products are underwritten by certain licensed insurance companies and are only available throughout British Columbia, Canada.