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Yes, $200,000 fire insurance premiums are possible in Los Angeles now.
Most of the time, the hot, wealthy, coutured-up real estate agents on the hit Netflix series Selling Sunset make selling luxury homes in the Los Angeles hills look like a breeze. The only adversity the Oppenheim Group girls seem to face is inter-office drama over perceived slights, blown out of proportion by savage gossip and likely invented for the cameras.
But in the new season that premiered last week, one of the agents pulled back the veil, just for a moment, on a problem that’s starting to give their high net worth buyers pause: fire insurance.
In the first episode, agent Emma Hernan throws an open house for brokers at a palatial, $19 million home in Beverly Hills. The modern, 5-bed, 9-bath, has “unobstructed jetliner views from every room,” a “fingerprint-secured Mezcal/Wine tasting room,” an infinity pool, a Himalayan salt sauna, a Japanese soaking tub, a wet steam room, a poolside cabana, a 20-person theater with a bar, and a tacky-as-hell human-sized chess set.
Emma Hernan's listing, 9406 Lloydcrest Dr. in Beverly HillsScreenshot/Netflix
But the house, with its opulent amenities and epic vistas, is tucked into a private hillside surrounded by trees. “When you buy a property in this area, the fire insurance and things along those lines can be pricey,” Hernan tells a group of agents gathered on the balcony.
It turns out, Hernan is throwing the event because the original buyer she lined up fell out of escrow after finding out the fire insurance on the house was going to cost an eye-popping $200,000 per year, minimum.
As she tells the other agents the number “isn’t that crazy for a house in the Hills,” they nod knowingly. “But they expected it to be like $40,000, which isn’t going to happen.”
Screenshot/Netflix
It’s a wild example of what’s going on in the California insurance market right now, where many homeowners are seeing their rates skyrocket, if not getting dropped from their plans altogether, while others can’t find anyone willing to sell them a policy to begin with — no matter how much they are willing to spend.
“There's some people that cannot get it,” Shelton Wilder, a luxury real estate agent in Los Angeles, told me. “And they checked everywhere and so they just don't have insurance on their home.”
This is a pretty recent phenomenon. A 2021 report by the University of California, Berkeley, Center for Community Innovation traces how fire insurance payouts rose dramatically in the last decade due to continued development in high-risk areas and climate change driving more severe burns. It notes that in the latter half of last century, the industry paid an average of $100 million per year in fire insurance claims in the state. But between 2011 and 2018, that number exploded to an average of $4 billion per year. During the particularly bad wildfire seasons of 2017 and 2018, companies paid out two times in incurred losses what they made in earned premiums.
The following year, there was a 31 percent jump in policy non-renewals statewide, mainly in areas with high wildfire risk, according to the California Department of Insurance. Insurers began retreating from some parts of the state altogether. Last week, State Farm, the largest provider of home insurance policies in the country, put a freeze on new applications in the entire state of California.
“It used to be a negligible part of the home purchase process,” another L.A. real estate agent, Brock Harris, told me. “You would just call State Farm and get a policy and whatever, they all kind of cost the same. In a lot of areas it’s suddenly a big part of the analysis of whether the home is affordable. It's kind of crazy.”
Brock’s wife and partner, Lori Harris, had a similar experience to Hernan, the Netflix star. Her client put an offer on a house in Mandeville Canyon, a ritzy hillside neighborhood where Gweneth Paltrow, Dr. Dre, and Lachlan Murdoch have all bought homes. But then she found out the fire insurance was going to be $100,000. “Obviously it was a huge deterrent,” said Harris. “It spooked her. We have clients who won’t look at Mandeville because of the history of evacuations. There’s only one road down so they get freaked out by it.”
It’s not just higher fire risk that’s driving up premiums. Supply chain issues, labor shortages, and inflation are all making the rebuild process a lot more costly.
Many Golden State residents who can’t find insurance on the market are eligible for coverage through a state-mandated program called the California FAIR Plan, but the premiums are on average much higher. The average market insurance in Los Angeles goes for about $1,500 per year, but the FAIR Plan costs an average of $3,200. (FAIR Plan policies only cover up to $3 million.)
Last year, in an attempt to increase access to coverage, the California Department of Insurance issued first-in-the-nation rules requiring insurers to give discounts to property owners that reduce their wildfire risk, like installing a fire-resistant roof or clearing debris around the structure.
As for the house in Beverly Hills? One year later, it’s still on the market. But it got a $6 million price cut — or the equivalent of those fire insurance payments over the course of a 30-year mortgage.
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It’s already conquered solar, batteries, and EVs. With a $2 billion new turbine factory in Scotland, it may have set its next target.
Batteries, solar panels, electric vehicles. The story of renewable energy deployment globally is increasingly one of China’s fiercely competitive domestic industries and deep supply chains exporting their immense capacity globally. Now, it may be wind’s turn.
The Chinese turbine manufacturer Ming Yang announced last week that it plans to invest $2 billion in a factory in Scotland. The facility is scheduled to start production in late 2028, churning out offshore wind equipment for use in the United Kingdom, which has over 15 gigawatts of offshore wind capacity, as well as for export, likely in Europe.
The deal comes as China finds itself at a kind of domestic clean energy crossroads, in terms of both supply and demand. On the former, the country has launched a campaign aimed at softening the cutthroat domestic competition, overproduction, and price wars that have defined many of its green industries, especially electric vehicles.
At the same time, China is setting out to alter its electricity markets to put renewable energy on a more market-based footing, while also paying coal-fired power plants to stay on the grid, as University of California, San Diego researcher Michael Davidson explained on a recent episode of Shift Key. These changes in electricity markets will reduce payments to solar and wind producers, making foreign markets potentially more attractive.
“We anticipate Chinese original equipment manufacturers will intensify their push toward international expansion, with Mingyang’s planned investment a signal of this trend,” Morningstar analyst Tancrede Fulop wrote in a note to clients. “This poses a challenge for Western incumbents, as Chinese players can capitalize on their cost advantages in a market driven by price.”
Ironically, Fulop said, the market changes will make the Chinese market more like Europe’s, which has become more price conscious as the market has matured and reductions in cost have slowed or outright stopped. “The transition is expected to make renewable developers increasingly price-sensitive as they seek to preserve project returns, ultimately weighing on wind turbine manufacturers’ profitability,” he wrote.
There’s a “cliff” coming in Chinese renewable energy deployment, Kyle Chan, a postdoctoral researcher at Princeton University, told me. “Overall, the net effect is expected to be a pretty sharp drop, and we’re already starting to see some of the effects of that.”
And turbine manufacturers would not be the first Chinese renewable industry to show up in Europe.
“There’s already an existing model” for Chinese manufacturers to set up shop in Western countries, Chan said. Chinese companies are already planning to manufacture solar modules in France, while Chinese EV maker BYD’s is planning factories in Hungary, Turkey, and potentially Spain.
China as a whole is responsible for over half of all new offshore wind capacity added in 2024, according to Global Energy Monitor, and has been growing at a 41% annual rate for the past five years. The energy intelligence firm Rystad estimates that China will make up 45% of all offshore wind capacity by 2030. Ming Yang itself claims to be behind almost a third of new offshore wind capacity built last year.
Meanwhile, offshore wind projects in the West — especially the United States — have faced the omnicrisis of high interest rates, backed-up supply chains, and Donald Trump. News of Ming Yang’s Scotland factory sent yet another shock through the ailing Western offshore wind market, with shares in the Danish company Vestas down 4% when the market opened Monday.
But with Chinese products and Chinese investment comes controversy and nerves among European political leaders. “There’re questions about tech transfer and job creation,” Chan said. “They also face some security issues and potential political backlash.”
In August, the German asset manager Luxcara announced that it would use Siemens Gamesa turbines for a planned offshore wind project instead of Ming Yang ones after backlash from German defense officials. “We see this as further evidence that a Chinese entry into the European wind market remains challenging,” analysts at Jefferies wrote to clients in August.
They were right to be skeptical — Chinese turbines’ entry into the European market has been long predicted and yet remains unrealized. “China’s increasingly cheap wind turbines could open new markets,” S&P Global Insights wrote in 2022, citing the same cost advantages as Morningstar did in reference to the Ming Yang factory announcement.
“China was already trying to angle into the European market,” Chan told me, seeing it as comparable to the U.S. in size and potentially more open to Chinese investment. “If they were kind of thinking about it before, now it’s gotten a greater sense of commercial urgency because I think the expectation is that their profit margins are really going to get squeezed.”
While China leads the world in building out renewable energy capacity domestically and exporting technology abroad, it has “decided not to decide” on pursuing a rapid, near-term decarbonization, Johns Hopkins University China scholar Jeremy Wallace recently argued in Heatmap.
While that means that the Paris Agreement goals are even farther out of reach, it may be fine for Chinese industries, including wind, as they look to sell abroad.
“Chinese firms have lots of reasons to want to build things abroad: Diversification away from the Chinese market, the zero or negative profits from selling domestically, and geopolitical balancing,” Wallace told me.
“If Brits want to have their citizens making the turbines that will power the country,” Wallace said, “this seems like a reasonable opportunity.”
Current conditions: A major Pacific storm is drenching California and bringing several inches of snow to Montana, Idaho, and Wyoming • A tropical storm in the Atlantic dumped nearly a foot of water on South Carolina over three days • Algeria is roasting in temperatures of more than 105 degrees Fahrenheit.
The Department of Energy notified workers in multiple offices Friday that they were likely to be fired or reassigned to another part of the agency, E&E News reported Tuesday. Staffers at the Office of Clean Energy Demonstrations and the Office of State and Community Energy Programs received notices stating that the offices would “be undergoing a major reorganization and your position may be reassigned to another organization, transferred to another function or abolished.” Still, the notice said “no determination has been made concerning your specific position” just yet.
At least five offices received “general reduction in force notices,” as opposed to official notification of a reduction in force, according to a Latitude Media report. These included the Office of Clean Energy Demonstrations, the Office of Energy Efficiency and Renewable Energy, the Office of State and Community Energy Plans, and the Office of Fossil Energy. Nearly 200 Energy Department employees received direct layoff notices.
Catastrophic floods brought on by the remnants of a typhoon devastated the Alaska Native village of Kipnuk on Sunday. Five months ago, the Trump administration canceled a $20 million grant intended to protect the community against exactly this kind of extreme flooding, The New York Times reported Tuesday. The grant from the Environmental Protection Agency was meant to stabilize the riverbank on which Kipnuk is built. But in May, the agency yanked back the Biden-era grant, which EPA Administrator Lee Zeldin said was “no longer consistent” with the government’s priorities. In a post on X, Zeldin said the award was part of "wasteful DEI and Environmental Justice grants,” suggesting the funding was part of an ideological push for diversity, equity, and inclusion rather than a practical infrastructure boost to an Indigenous community facing serious challenges.
Zealan Hoover, a Biden-era senior adviser at the EPA, accused Zeldin of using “inflammatory rhetoric” that misrepresented the efforts in places like Kipnuk. “For decades, E.P.A. has been a partner to local communities,” Hoover said. “For the first time under this administration, E.P.A. has taken an aggressively adversarial posture toward the very people and communities that it is intended to protect.”
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Late last Thursday, Heatmap’s Jael Holzman observed that the status of the 6.2-gigawatt Esmeralda 7, the nation’s largest solar project, had changed on the Bureau of Land Management’s website to “canceled.” The news sent shockwaves nationwide and drew blowback even from Republicans, including Utah Governor Spencer Cox, as I reported in this newsletter. Now, however, the bureau’s parent agency is denying that it made the call to cancel the project. “During routine discussions prior to the lapse in appropriations, the proponents and BLM agreed to change their approach for the Esmeralda 7 Solar Project in Nevada,” a spokesperson for the Department of the Interior told Utility Dive. “Instead of pursuing a programmatic level environmental analysis, the applicants will now have the option to submit individual project proposals to the BLM to more effectively analyze potential impacts.”
That means the project could still move forward with a piecemeal approach to permitting rather than one overarching approval, which aligns with what one of the developers involved told Jael last week. A representative for NextEra said that it is “in the early stage of development” with its portion of the Esmeralda 7 mega-project, and that the company is “committed to pursuing our project’s comprehensive environmental analysis by working closely with the Bureau of Land Management.” Still, the move represents a devastating setback for the solar installation, which may never fully materialize.
Ethane exports are rising as export capacity soars.EIA
U.S. exports of ethane, a key petrochemical feedstock extracted from raw natural gas during processing, are on track for “significant growth” through 2026, according to new analysis from the Energy Information Administration. Overseas sales are projected to grow 14% this year compared to the previous year, and another 16% next year. Ethane is mostly used as a feedstock for ethylene, a key ingredient in plastics, resins, and synthetic rubber. China has been the fastest growing source of demand for American ethane in recent years, rising to the largest single destination with 47% of exports last year.
Spain’s electricity-grid operator shrugged off concerns of another major blackout after detecting two sharp voltage variations in recent weeks. Red Electrica, which operates Spain’s grid, said that what The Wall Street Journal described as “recent voltage swings” didn’t threaten to knock out the grid because they stayed within acceptable limits. But the operator warned that variations could jeopardize the electricity supply if the grid didn’t overhaul its approach to managing a system that increasingly relies on intermittent, inverter-based generating sources such as solar panels. Red, which is 20% owned by the Spanish government, acknowledged that the high penetration of renewables was responsible for the recent fluctuations. Among the changes needed to improve the grid: real-time monitoring, which Heatmap’s Matthew Zeitlin noted in April “is necessary because traditionally, grid inertia is just thought of as an inherent quality of the system, not something that has to be actively ensured and bolstered.”
It’s not just Spain facing blackouts. New York City will have a power deficiency equivalent to the energy needed to power between 410,000 and 650,000 homes next summer — and that number could double by 2050, the state’s grid operator warned this week in its latest five-year report. “The grid is at a significant inflection point,” Zach Smith, senior vice president of system and resource planning for NYISO, said in a statement to Gothamist. “Depending on future demand growth and generator retirements, the system may need several thousand megawatts of new dispatchable generation within the next 10 years.”
Sodium-ion batteries are all the rage, as Heatmap’s Katie Brigham reported yesterday about the commercial breakthrough by the startup Alsym. But a major challenge facing sodium-ion batteries compared to lithium-ion rivals is the stability of the cathode material in air and water, which can degrade the battery’s performance and lifespan. A new study by researchers at Tokyo University of Science found that one ingredient can solve the problem: Calcium. By discovering the protective effects of calcium doping in the batteries, “this study could pave the way for the widespread adoption” of sodium-ion batteries.
Rob talks with the author and activist about his new book, We Survived the Night.
Julian Brave NoiseCat is a writer, Oscar-nominated filmmaker, champion powwow dancer, and student of Salish art and history. His first book, We Survived the Night, was released this week — it uses memoir, reporting, and literary anthology to tell the story of Native families across North America, including his own.
NoiseCat was previously an environmental and climate activist at groups including 350.org and Data for Progress. On this week’s episode of Shift Key, Rob talks with Julian about Native American nations and politics, the complexity and reality of Native life in 2025, and the “trickster” as a recurring political archetype.
Shift Key is hosted by Robinson Meyer, the founding executive editor of Heatmap, and Jesse Jenkins, a professor of energy systems engineering at Princeton University. Jesse is off this week.
Subscribe to “Shift Key” and find this episode on Apple Podcasts, Spotify, Amazon, YouTube, or wherever you get your podcasts.
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Here is an excerpt from our conversation:
Robinson Meyer: What were lessons that you took away from the writing of the book, or from the reporting of the book, that changed how you thought about climate or the environment in some way that maybe wasn’t the case when you were working on these issues full time?
Julian Brave NoiseCat: I would say that while I was working on climate issues, I was actually, myself, really changing a lot in terms of my thoughts on how politics worked and did not work. I think I came into my period of my life as a climate activist really believing in the power of direct action, and protest, and, you know, if you get enough people in the streets and you get enough politicians on your side, you eventually can change the laws. And I think that there is some truth to that view.
But I think being in DC for four years, being really involved in this movement, conversation — however you want to put that — around the Green New Deal, around eventually a Biden administration and how that would be shaped around how they might go about actually taking on climate change for the first time in U.S. history in a significant way, really transformed my understanding of how change happens. I got a greater appreciation, for example, for the importance of persuading people to your view, particularly elites in decision-making positions. And I also started to understand a little bit more of the true gamesmanship of politics — that there is a bit of tricks and trickery, and all kinds of other things that are going on in our political system that are really fundamental to how it all works.
And I bring that last piece up because while I was writing the book, I was also thinking really purposefully about my own people’s narrative traditions, and how they get at transformations and how they happen in the world. And it just so happens that probably the most significant oral historical tradition of my own people is a story called a coyote story, which is about a trickster figure who makes change in the world through cunning and subterfuge and tricks, and also who gets tricked himself a fair amount.
And I think that in that worldview, I actually found a lot of resonance with my own observations on how political change happened when I was in Washington, D.C., and so that insight did really deeply shape the book.
Mentioned:
We Survived the Night, by Julian Brave NoiseCat
How Deb Haaland Became the First Native American Cabinet Secretary
This episode of Shift Key is sponsored by …
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A warmer world is here. Now what? Listen to Shocked, from the University of Chicago’s Institute for Climate and Sustainable Growth, and hear journalist Amy Harder and economist Michael Greenstone share new ways of thinking about climate change and cutting-edge solutions. Find it here.
Music for Shift Key is by Adam Kromelow.