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Disaster-averse insurers are jacking up rates and restricting coverage, worsening the sector’s post-pandemic crisis.
It’s not just homeowners starting to feel the effects of extreme weather on their insurance bills. The commercial real estate sector, some $20 trillion worth of property from cell-phone towers to apartment complexes to office buildings to warehouses, is also seeing unexpectedly large premium increases or disappearing coverage.
The challenges of damage from wind and water, smoke and fire, snow and ice are likely to compound what’s a challenging moment for the massive industry, as work from home and migration reshape how office space is used and as high interest rates make the financing-dependent business more perilous. With higher insurance costs will likely come some combination of lower payouts for investors and higher rents for tenants.
“Rising insurance costs are a growing problem for commercial property owners, particularly in states with increasing climate-related risk, such as Florida and Texas, where costs are rising upwards of 50% and starting to threaten new development and property sales,” Yardi Matrix, the commercial real estate research firm, said in a report earlier this year.
In areas affected by large storms, not only is insurance getting more expensive, it’s getting more limited as well, according to Yardi Matrix, including “new exclusions for damages such as mold or flood endorsements.”
“Clients with coastal exposures and/or less desirable risk … have experienced more difficult renewals. They have taken what coverage they can get, where it is available, and have been ready to consider the alternatives,” the insurance broker Gallagher said in a market report.
The losses due to weather have been felt up and down the business, with insurance and reinsurance companies taking big hits. Munich Re, the large reinsurer, has seen its underwriting (i.e. the difference between premiums collected and claims paid out) “deteriorat[ing] since last year, primarily as a result of higher natural catastrophe and human-made losses in the second quarter,” according to Morningstar analysts. Insurers are then passing those losses onto customers in the form of higher premiums.
For instance, the insurer Chubb said it had $400 million in catastrophe losses in the second quarter “principally from weather-related events in the U.S.,” the company’s chief financial officer Peter Enns said in a July conference call with analysts. At the same time, the insurer is raising prices on its property and casualty clients: “In terms of the commercial P&C rate environment, rates and price increases in property and casualty lines were strong,” Chubb’s chief executive officer Evan Greenberg said on the call. Overall, pricing was up in Chubb’s North American business by 12.8 percent, Greenberg said, while property insurance pricing was up over 30 percent.
“Premiums are going up,” Cal Inman, a principal at the climate research firm ClimateCheck, told me. “It’s an issue in commercial real estate. The risk profile is changing, we’re seeing higher frequency of events and intensity.”
Higher insurance costs have been spotted all over the commercial real estate market. Equity LifeStyle, which owns and operates RV resorts, campgrounds, and manufactured home communities, said in financial filings that its insurance for its RV and campgrounds have seen its deductibles for “most catastrophic events” increase from $2 million in the aggregate to $10 million.
Most of the company’s properties in Florida experienced “flooding, wind, wind-blown debris, and falling trees and branches,” according to its annual report, while four RV sites “experienced strong winds as well as significant flooding, including from unprecedented storm surges that resulted in damage to certain common area buildings, utility infrastructure and residents’ homes.” The company incurred $40.6 million in cleanup cost in 2022 that was covered by its insurance and another $10.3 million in costs in the first half of this year.
On the other side of the country, Hudson Pacific Properties, which owns offices and studio space on the West Coast, reported an increase in insurance premiums starting in April. Last year, it had prepaid $6.5 million in insurance, up from $5.4 million in 2021. But in the first six months of this year, those costs have already ballooned to $21.7 million.
Equity Residential, which owns over 80,000 apartment units, reported in its second quarter of this year that its insurance costs had gone up by just over 14 percent from the second quarter of last year, which it attributed to “higher premiums on property insurance renewal due to challenging conditions in the insurance market.”
The higher insurance costs are not just limited to residential and office investors. Prologis, which owns over one billion feet of logistics infrastructure (think lots of warehouses), said in its most recent quarterly report that it had incurred “higher insurance costs from an unusually active storm season during the first quarter of 2023.”
“The premiums that insurers charge are changing to reflect increased risk,” Inman said. “If you put that next to everything else that happens in the industry, that’s a lot. Beyond premiums going up, you’re seeing some properties [that are] hard to get insurance on.”
That everything else is namely high interest rates. As interest rates have gone up, refinancing buildings has gotten more expensive and the commercial real estate loans that banks and other financial institutions — like insurance companies — hold on their books have declined in value. The combination of more extreme weather and a tighter financing environment presents something of a doublebind for commercial real estate — some types of buildings, like office space in New York and California, have probably gotten intrinsically less valuable, while the cost of operating and financing the business has gone up.
And like the high interest rates, there may be no good place to hide from the bad weather.
While the issues in the insurance markets in California and the Gulf Coast are well known and especially pronounced; according to Gallagher, extreme weather and corresponding large insurance losses are occurring in the central and northern parts of the country as well.
“Atmospheric rivers and severe convective storms (SCSs) during the first three months of the year drove insured losses to nearly $10 billion, resulting in one of the most costly first quarters on record,” the Gallagher report says. “Clients with exposure to Northeast wind, wildfire, and/or severe weather events across the Midwestern region may now be seen as riskier than in the past.”
Read more about climate change and insurance:
Vermont Is the Soggy Edge of America’s Flood Insurance Crisis
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SpaceX has also now been dragged into the fight.
The value of Tesla shares went into freefall Thursday as its chief executive Elon Musk and traded insults with President Donald Trump. The war of tweets (and Truths) began with Musk’s criticism of the budget reconciliation bill passed by the House of Representatives and has escalated to Musk accusing Trump of being “in the Epstein files,” a reference to the well-connected financier Jeffrey Epstein, who died in federal detention in 2019 while awaiting trial on sex trafficking charges.
The conflict had been escalating steadily in the week since Musk formally departed the Trump administration with what was essentially a goodbye party in the Oval Office, during which Musk was given a “key” to the White House.
Musk has since criticized the reconciliation bill for not cutting spending enough, and for slashing credits for electric vehicles and renewable energy while not touching subsidies for oil and gas. “Keep the EV/solar incentive cuts in the bill, even though no oil & gas subsidies are touched (very unfair!!), but ditch the MOUNTAIN of DISGUSTING PORK in the bill,” Musk wrote on X Thursday afternoon. He later posted a poll asking “Is it time to create a new political party in America that actually represents the 80% in the middle?”
Tesla shares were down around 5% early in the day but recovered somewhat by noon, only to nosedive again when Trump criticized Musk during a media availability. The shares had fallen a total of 14% from the previous day’s close by the end of trading on Thursday, evaporating some $150 billion worth of Tesla’s market capitalization.
As Musk has criticized Trump’s bill, Trump and his allies have accused him of being sore over the removal of tax credits for the purchase of electric vehicles. On Tuesday, Speaker of the House Mike Johnson described Musk’s criticism of the bill as “very disappointing,” and said the electric vehicle policies were “very important to him.”
“I know that has an effect on his business, and I lament that,” Johnson said.
Trump echoed that criticism Thursday afternoon on Truth Social, writing, “Elon was ‘wearing thin,’ I asked him to leave, I took away his EV Mandate that forced everyone to buy Electric Cars that nobody else wanted (that he knew for months I was going to do!), and he just went CRAZY!” He added, “The easiest way to save money in our Budget, Billions and Billions of Dollars, is to terminate Elon’s Governmental Subsidies and Contracts. I was always surprised that Biden didn’t do it!”
“In light of the President’s statement about cancellation of my government contracts, @SpaceX will begin decommissioning its Dragon spacecraft immediately,” Musk replied, referring to the vehicles NASA uses to ferry personnel and supplies to and from the International Space Station.
“You can’t just divest from the eco-right after the election,” contends Johannes Ackva of Founder Pledge.
Johannes Ackva likes a contrarian bet. Back in 2020, when he launched the climate program at Founders Pledge, a nonprofit that connects entrepreneurs to philanthropic causes, he sought out “surgical interventions” to support technologies that didn’t already enjoy the widespread popularity of wind turbines and solar panels, such as advanced nuclear reactors and direct air carbon capture.
By late 2023, however, the Biden administration’s legislative sweep was directing billions to the very range of technologies Ackva previously saw as neglected. So he turned his attention to shoring up those political wins.
The modern climate movement came into its own demanding that the world stop shrinking from inconvenient truths. But as polls increasingly showed the 2024 election trending toward Republicans, Ackva saw few funders propping up advocates with any influence over the GOP. Founders Pledge pumped millions into Deploy/US, a climate group where former Republican Representative Carlos Curbelo of Florida served as the top adviser, which then distributed the money to upward of 30 right-leaning climate groups, including the American Conservation Coalition and the Evangelical Environmental Network.
The bipartisan gamble paid off. In April 2024, Founders Pledge received an anonymous $40 million donation to bolster its efforts. Now an anonymous donor has granted Founders Pledge’s climate fund another $50 million, Heatmap has learned.
Founders Pledge declined to say whether the money came from the same unnamed source or separate donors. But the influx of funding has “radically transformed our ability to make large grants,” Ackva told me, noting that the budget before 2024 came out to about $10 million per year.
“The word exponential is overused,” he said. “But that’s roughly the trajectory.”
Amid the so-called green freeze that followed the Trump administration’s rollback of climate funding, Founders Pledge has joined other climate philanthropies in stepping in to back projects that have lost money. When Breakthrough Energy shuttered its climate program in March, Founders Pledge gave $3.5 million to serve as the primary funding for the launch of the Innovation Initiative, started by former staff from the Bill Gates-backed nonprofit.
Ackva said his organization is looking to invest in climate efforts across the political spectrum. But Founders Pledge’s focus on right-of-center groups wasn’t an election-year gimmick.
“You can’t just divest from the eco-right after the election,” he said. “That’s not an authentic way to build a civil society ecosystem.”
As Republicans in Congress proceed with their gutting of green funding, including through Trump’s One Big, Beautiful Bill Act, Ackva said it’s too soon to say whether the political strategy is paying off.
“If you think of grantmaking as making bets, some bets exceed others sooner, but that doesn’t make them bad bets,” Ackva told me. “Ultimately, philanthropy cannot define how a given policy goes. You can adjust the probabilities, maybe level the bets. But obviously it’s larger forces at play that shape how the One Big, Beautiful Bill gets made.”
The Senate may save or even expand parts of the IRA that support baseload power, e.g. nuclear and geothermal. But regardless, Ackva said, climate advocates are making a mistake training their focus so intently on the fate of this one law.
“It’s kind of the only thing that’s being discussed,” he said.
Meanwhile the Infrastructure Investment and Jobs Act, better known as the Bipartisan Infrastructure Law, is set for reauthorization next fall. The Energy Act of 2020 is slated for renewal this year. And funding for the Department of Energy is up for debate as the White House now pushes to expand the Loan Programs Office’s lending authority for nuclear projects by $750 million.
“Those are things we would see as at least as important as the Inflation Reduction Act,” Ackva said.
Given those deadlines, Ackva said he expected other donors to press advocates for plans last year on how to sway Republicans toward more ambitious bills this Congress. But after former Vice President Kamala Harris took over the Democratic ticket last year, he said he’d heard from his grantees “that they were asked what they were going to do with a Harris trifecta.”
“Everyone was betting on Harris to win,” he said. “There’s a very strong ideological lean among climate funders to a degree that was frankly a little bit shocking.”
The partisan divide over climate wasn’t always so pronounced. In 2008, the Republican presidential nominee, John McCain, ran on a more ambitious decarbonization platform than what President Barack Obama proposed in the White House.
There are dueling — though not mutually exclusive — narratives about how the American climate movement over-indexed on one side of the political spectrum. Both stories start in 2010.
The version liberals and leftists will find familiar is one that blames fossil fuel megadonors such as Charles and David Koch for aggressively promoting climate denial among Republican lawmakers.
The version told by Ted Nordhaus, the founder of the Breakthrough Institute think tank where Ackva got his start years before joining Founders Pledge, starts with the failure of the Obama-era cap-and-trade bill to pass through Congress.
When the legislation “went up in flames in 2010,” Nordhaus told me, a bunch of environmental philanthropies hired Harvard professor Theda Skocpol to author a 145-page report on what triggered the blaze.
“The report concluded that the problem is we were too focused on the technocratic, inside-the-Beltway stuff,” Nordhaus summarized. “We needed to build political power so the next time there’s an opportunity to do big climate policy, we would have the political power to put a price on carbon.”
Out of that finding came what Nordhaus called the “two-pronged, boots-on-the-ground” era of the movement, which backed college campus campaigns to divest from fossil fuels and also efforts to prevent new fossil fuel infrastructure such as the Keystone XL pipeline.
Reasonable people could debate the fiduciary merits of scrapping investments in natural gas companies or the value of blocking oil infrastructure whose cancellation spurred more shipments of crude on rail lines that face higher risk of a spill or explosion than pipelines. But once supporting fossil fuel divestment or opposing pipelines became the key litmus tests activists used to determine if a Democrat running for office took climate change seriously, the issue became more ideological.
“That made it impossible for any Democrat to become a moderate on climate, and made it impossible for any Republican to be a moderate on climate,” Nordhaus said. “The Republican Party has its own craziness and radicalism, but a bunch of that is negative polarization.”
To fund an effective “climate right,” Nordhaus said, Founders Pledge should seek out groups that don’t explicitly focus on the climate or environment at all.
“I’d be looking at which groups are all-in on U.S. natural gas, which has been the biggest driver of decarbonization in the U.S. over the last 15 years; which groups are all in and really doing work on nuclear; and which groups are doing work on permitting reform,” Nordhaus said. “That’s how you’re going to make progress with Republicans.”
I asked Ackva where the line would be for funding an eco right. Would Founders Pledge back groups that — like some green-leaning elements of Italian Prime Minister Giorgia Meloni’s party or allies of France’s Marine Le Pen — support draconian restrictions on immigration in the name of reducing national emissions from the increased population?
“That would not be appropriate,” Ackva told me. “When we say we’re funding the eco right, like when we’re funding groups on the left or in the center, the things they are proposing don’t need to be exactly the things we will be prioritizing, but they need to be plausible, high-impact solutions.”
To Emmet Penney, a senior fellow focused on energy at the right-leaning Foundation for American Innovation, it’s an obvious play. The green left that has long dominated climate policy debates “is premised on aggressive permitting and environmental law that makes it impossible to actually build anything useful toward addressing the things they’re most afraid of.”
“It’s become clear to anyone who wants to build anything that what the environmental left has to offer simply doesn't work,” he told me. “Naturally, more centrist organizations who might not even otherwise be slated as right-wing now look that way and are becoming increasingly attractive to people who are interested in building.”
On Senate committees, a public lands selloff, and energy investment
Current conditions: Southern New England will experience its hottest day of the year so far today, with temperatures around 90 degrees Fahrenheit • Record levels of Sargassum seaweed are overwhelming Caribbean resorts • Saharan dust has spread across most of Florida and will continue over the coastal Southeast through this weekend.
1. The Senate’s first pass at IRA repeal cuts huge climate programs ...
On Wednesday evening, Republicans on the Senate’s Environment and Public Works Committee released their section of President Trump’s “One Big, Beautiful” budget reconciliation bill. “At least so far, it’s hardly deviating from the stark cuts to the Inflation Reduction Act that have already passed the House,” my colleague Emily Pontecorvo wrote in her analysis of the contents — although there is one Environmental Protection Agency grant program, for reducing pollution at ports, that had been targeted in by the House bill and is absent from the Environment and Public Works Committee’s text. As in the House bill, the latest text eliminates the $27 billion Greenhouse Gas Reduction Fund, which the Trump administration has sought to kill with accusations of fraud, though it has yet to produce any evidence of impropriety.
Elsewhere in the Senate, however, some Republicans appear more friendly toward preserving at least some IRA tax credits. “I would be in the camp that doesn’t think we need [to do] a full repeal and instead can live with a circumscribed, narrower version of the existing IRA credits,” Senator Todd Young of Indiana, a member of the Finance Committee, said, as reported by Axios. Senator John Curtis of Utah published an op-ed in Deseret News on Wednesday in which he argued that “the right policy solution must navigate tax credits and regulatory reform in what I believe is central to America’s economic future, the planet and our national security: energy.”
2. … and a public lands sell-off is back on the table
Senate Republicans are reviving a plan to sell off public lands to fund President Trump’s tax cuts after their colleagues in the House thwarted a similar proposal, Senator Mike Lee of Utah told reporters on Wednesday. According to the senator, a new version of the plan will be included in the Committee on Energy and Natural Resources’s pass at the bill, which will likely be made public on Monday, Bloomberg reports.
Representative Ryan Zinke of Montana helped lead the charge to kill the earlier version of the proposal in the House, although Lee added that his version would exempt Montana. Still — as I’ve reported — the plan would jeopardize as much as 500,000 acres of public land across Utah and Nevada alone. “These are the places people recreate with their families, they are places to hunt and fish, and they are held in trust for the American people to enjoy for generations to come,” Travis Hammill, the D.C. director for the Southern Utah Wilderness Alliance, said in a statement.
3. 2025 will be a banner year for energy investment, despite economic turbulence: IEA
Despite tariffs, trade wars, and economic uncertainty, the International Energy Agency anticipates a record $3.3 trillion investment in global energy in 2025, per a new report released Thursday. That represents a 2% rise from 2024. “The fast-evolving economic and trade picture means that some investors are adopting a wait-and-see approach to new energy project approvals, but in most areas we have yet to see significant implications for existing projects,” IEA Executive Director Fatih Birol said in a statement about the findings.
Around $2.2 trillion of the total global investment is “going collectively to renewables, nuclear, grids, storage, low-emissions fuels, efficiency, and electrification, twice as much as the $1.1 trillion going to oil, natural gas, and coal,” the report says. Solar specifically is booming, with a forecast of $450 billion in investment by 2025. The overall picture represents an enormous reversal from a decade ago, when fossil fuel investments were 30% higher than electricity generation, grids, and storage. That said, the research also found that investment in grids — at around $400 billion per year — is “failing to keep pace with spending on generation and electrification,” mainly because of “lengthy permitting procedures and tight supply chains for transformers and cables.” Read the full report here.
4. UK solar is having a record year due to unusually sunny spring
Carbon BriefSolar farms in the United Kingdom generated more electricity than ever before in the first five months of the year, according to a newly released accounting by Carbon Brief. The surge in solar energy was 42% higher than over the same period last year, growing from 5.4 terawatt-hours of electricity generated to a record 7.6 terawatt-hours. Carbon Brief credited the record output to the nation’s sunniest spring on record, although the publication notes it was also “aided by rising capacity, which reached 20.2GW in 2024, up by 2.3GW from 17.9GW a year earlier.” You can read the full report here.
5. ‘Atmospheric thirst’ is making droughts more severe: study
While extreme heat almost always has a climate change signal, the same cannot be said for droughts, which have different causes and feedback mechanisms that researchers are still working to understand. A new study published Wednesday in Nature has found that atmospheric evaporative demand — that is, the complex process of water evaporation into the atmosphere, also called “atmospheric thirst” — has increased drought severity by an average of 40%. Over the five years from 2018 to 2022, areas in drought have expanded 74% on average compared to the 1981 to 2017 period, with atmospheric evaporative demand “contributing to 58% of this increase,” the report further found. “We were very much shocked when we saw the results,” Solomon Gebrechorkos, a hydroclimatologist at the University of Oxford and lead author of the study, told The New York Times.
“A large majority of new residential houses and buildings in Germany feature a heat pump as their main heating system,” according to government numbers reported by Clean Energy Wire. “The climate-friendly heating technology was installed in more than two-thirds (69.4%) of the 76,100 homes finished in 2024, a 5% increase compared to 2023.”