{"id":3789,"date":"2026-08-16T19:36:59","date_gmt":"2026-08-16T19:36:59","guid":{"rendered":"https:\/\/coloradospringsmoverss.com\/?p=3789"},"modified":"2026-08-16T19:36:59","modified_gmt":"2026-08-16T19:36:59","slug":"aspen-acres-fire-flooding-are-one-of-first-big-tests-of-colorados-insurance-reforms-how-much-more-can-a-person-handle","status":"publish","type":"post","link":"https:\/\/coloradospringsmoverss.com\/?p=3789","title":{"rendered":"Aspen Acres fire, flooding are one of first big tests of Colorado\u2019s insurance reforms: \u2018How much more can a person handle?\u2019"},"content":{"rendered":"
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BEULAH \u2014 Bob Griggs\u2019 boots crunched across the black cinders and ash covering his 40-acre plot of land in southwestern Colorado\u2019s Beulah Valley last week as he surveyed the bare spot where his house once stood.<\/p>\n

Read more Today in History: August 16, \u2018Harmonic Convergence\u2019 celebrated around the world<\/a><\/p>\n

On June 29, he had fled in an old pickup truck as the Aspen Acres fire raced toward his home. It burned 30 minutes later.<\/p>\n

Now, the 88-year-old Griggs, who had no homeowners insurance and little savings, doesn\u2019t believe he\u2019ll be able to live in a house of his own again.<\/p>\n

\u201cAt my age, I don\u2019t think I\u2019ll be able to rebuild,\u201d he said. \u201cMy heart tells me that.\u201d<\/p>\n

As Griggs walked the property on Tuesday, he marveled at an antique, cast iron Fisher stove that had heated his home for nearly 60 years. It was the only thing in the house that withstood the intense flames.<\/p>\n

The home was built in 1876 as a stagecoach inn. Griggs moved there as a young man after he married, and on the land he raised a family, built an in-ground swimming pool, tinkered with old cars and chopped firewood for that old stove while working at a steel mill in Pueblo and as a gravedigger at the Beulah cemetery.<\/p>\n

\u201cThe only way to look at all of this is the good Lord made it and he took it away,\u201d he said.<\/p>\n

The Aspen Acres fire, the seventh-largest wildfire in recorded state history, destroyed more than 300 homes as it tore through 102,000 acres across four counties since igniting on June 29. The wildfire was 72% contained as of Friday, burning in remote areas and no longer threatening homes. Colorado insurance commissioner Michael Conway told The Denver Post that the fire will be \u201cone of the first big tests\u201d of the legislative measures passed since 2021\u2019s Marshall fire \u2014 laws designed to provide insurance coverage to homeowners who have been denied and to make policies more affordable for everyone.<\/p>\n

That insurance coverage is more critical than ever, with the Trump administration not inclined to support Colorado with federal disaster assistance during emergencies, and state and local government budgets stretched thin.<\/p>\n

Officials do not yet know how many of the homes destroyed by the Aspen Acres fire were uninsured, but the Griggs family\u2019s story is indicative of the struggles Coloradans face in buying coverage for their properties. The insurance crisis is driven by the growing threat of severe weather in the drought-stricken state, as climate change fuels more powerful storms and aggressive wildfires.<\/p>\n

Bob Griggs could not find a company willing to write a policy for his 150-year-old home, where the only sources of heat were that old wood-burning stove in his living room and another in the kitchen.<\/p>\n

\u201cThey said it was a cracker box,\u201d he said.<\/p>\n

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Meanwhile, his son and daughter-in-law, Donald Griggs and Nicole Richardson-Griggs, had insurance on their newer home, which was a football field\u2019s length away on the same property.<\/p>\n

They paid about $16,000 a year to insure the property, Richardson-Griggs said. And now they are tangling with the carrier to be reimbursed for what they lost.\u00a0The family held a $420,000 policy for their home, and the Pueblo County tax assessor valued it at $380,000. Their insurance company offered $240,000 after the fire, Richardson-Griggs said.<\/p>\n

The insurer offered to pay 65% of the total value of all the possessions inside their home, such as appliances, furniture and tools. The family is already stressed about how long it will take to rebuild and how they will pay for temporary housing, even though state law requires insurance companies to pay for living expenses for people displaced by fires and other natural disasters.<\/p>\n

Richardson-Griggs said the ordeal makes her angry and disappointed.<\/p>\n

\u201cWe pay a lot of money,\u201d she said. \u201cThey\u2019re offering half what the fair market value is. Last night, I just had to pray a lot about it.\u201d<\/p>\n

Legislative action and a FAIR Plan<\/h4>\n

The push for reforms began in earnest after the Marshall fire in Boulder County destroyed 1,084 homes worth a combined half-billion dollars in December 2021, exposing shortfalls in people\u2019s insurance coverage that made rebuilding a challenge.<\/p>\n

At the same time, people who own homes in Colorado\u2019s mountain towns were finding it increasingly difficult to buy insurance due to the ever-present wildfire threat. Some people reported they could not find coverage at all, while others saw their premiums skyrocket.<\/p>\n

The state legislature jumped into action as people demanded help.<\/p>\n

The recent reforms included the requirement to provide 36 months of additional living expenses as well as a change in how insurance companies reimburse people for their lost possessions after a wildfire. If a person loses a home in a wildfire declared a disaster by the governor, the insurance company must offer 65% of the value upfront without requiring an inventory of the home\u2019s contents.<\/p>\n

One big addition to Colorado\u2019s insurance landscape was the creation of the FAIR Plan \u2014 a state-backed insurance plan that serves as a last resort for those who cannot otherwise find property insurance. The plan is less than two years old and, thus far, has fewer than 300 participants, said Kelly Campbell, the FAIR Plan\u2019s executive director.<\/p>\n

The FAIR Plan is intended to insure homes only when an owner cannot find a policy on the regular market. And it only offers bare-bones coverage \u2014 a maximum of $750,000 for the home\u2019s cash value. It does not provide liability, water damage or theft coverage. Customers must find separate policies to cover the possessions inside their homes or pay for additional living expenses elsewhere.<\/p>\n

\u201cIt\u2019s still a safety-net policy,\u201d Campbell said.<\/p>\n

When Colorado created the FAIR Plan, Campbell and her staff were not sure how many homeowners would buy into it, but they anticipated selling more than 300 policies, she said, noting that the number of insured homes and commercial buildings fluctuates as people find other options.<\/p>\n

\u201cIt\u2019s always hard to know what to expect,\u201d Campbell said. \u201cIt was difficult to know for sure how many people truly didn\u2019t have options for coverage.\u201d<\/p>\n

Only one of the homes that burned in the Aspen Acres fire was insured under the FAIR Plan, and that represented the program\u2019s first payout since the state started writing policies in April 2025, she said.<\/p>\n

The Aspen Acres fire has been labeled a \u201ccatastrophic disaster\u201d by the state because of the extensive damage. It\u2019s unclear how many other buildings, such as barns and detached garages, were damaged or destroyed, but estimates have been close to 850 total structures.<\/p>\n

A dollar amount has not yet been placed on the property damage, and Conway said it is too early to understand how many people did not have insurance. But he is trying to prevent more people in the fire zone from losing their homeowners coverage.<\/p>\n

On Tuesday, the Colorado Division of Insurance announced it wants to place an emergency moratorium on policy cancellations and non-renewals in the Aspen Acres fire territory, saying the state needs to protect homeowners from unfair discrimination by insurance carriers. The division is asking for public comment on the proposed emergency regulation by Monday. Those comments can be emailed to DORA_Ins_RulesandRecords@state.co.us.<\/p>\n

\u201cWithout the protections provided for in this emergency regulation, such homeowner policyholders could have their insurance policies canceled or nonrenewed at their greatest time of need and could face extreme financial duress should their residence be impacted by the Aspen Acres wildfire,\u201d the division\u2019s request for comment states.<\/p>\n

\u2018This president is not the biggest fan of Colorado\u2019<\/h4>\n

Fire recovery is slow and complicated as people piece together resources to help put their lives back together.<\/p>\n

During the Marshall fire, it took a combination of insurance payouts, federal disaster loans, nonprofit assistance, local government cooperation and community goodwill to rebuild the fire-ravaged sections of Louisville and Superior.<\/p>\n

But there\u2019s one piece of that financial puzzle that is no longer a guarantee in Colorado: federal disaster assistance.<\/p>\n

The Marshall fire ignited on Dec. 20, 2021, and the next day President Joe Biden approved a major disaster declaration, opening the gates for millions in federal assistance to public agencies and individuals.<\/p>\n

President Donald Trump has been less willing to help Colorado fire victims.<\/p>\n

In April, the Federal Emergency Management Agency denied Colorado\u2019s appeal for a similar declaration for the Lee and Elk fires, which burned last summer in the northwest corner of the state, and for flooding on the Western Slope. It was the first time in 35 years the state was denied federal assistance for a major disaster.<\/p>\n

Aspen Acres fire victims, especially those without insurance, are waiting to learn whether or not the federal government will step up this time.<\/p>\n

State officials asked FEMA for a joint preliminary damage assessment, which was conducted the first week of August, Joshua Johnson, the Pueblo County Sheriff\u2019s Office emergency management coordinator, told residents at a community meeting Tuesday night.<\/p>\n

Once that report is complete, Gov. Jared Polis can ask the president for the major disaster declaration, which would trigger federal money to help individuals and public agencies. The governor has 30 days from the end of the incident to make the request.<\/p>\n

On Tuesday night, Johnson tried to temper expectations in Beulah.<\/p>\n

\u201cThis isn\u2019t a political statement, but as you may or may not know, this president is not the biggest fan of Colorado,\u201d he said. \u201cThere is a chance we may not get anything.\u201d<\/p>\n

Johnson also talked about pressure on Pueblo County\u2019s budget when residents asked whether there was any local money to help. He cited as an example the fact that the county spent $60,000 on dumpsters so people could throw away spoiled food and other possessions ruined when they evacuated and lost electricity.<\/p>\n

\u2018Here comes the flood\u2019<\/h4>\n

A failure to receive federal aid could hurt people like Paul and Christine Taft, a couple whose Beulah home survived the flames but was swamped by floodwaters a few weeks later.<\/p>\n

Read more Ground stop lifted, thunderstorms cause delays, canceled flights at Denver International Airport<\/a><\/p>\n

The Tafts have property insurance, which paid out after the Aspen Acres fire burned a barn and a work shed, Christine Taft said.<\/p>\n

But that policy does not cover floods.<\/p>\n

When the couple was warned about potential flooding across the burn scar, they decided to buy a flood policy.\u00a0The company that insures their house said no. So Christine Taft started making calls. She bought a policy on July 20 that came with a 10-day waiting period, which means they would have flood insurance effective at midnight July 30.<\/p>\n

But a rainstorm over the mountains surrounding the Beulah Valley sent water and fire debris rolling toward their house around 7 p.m. July 29, just hours before that policy kicked in. The water, which carried burned trees, loose dirt and fire-scarred items from homes higher up, poured over the banks of Squirrel Creek, which splits their property, Christine Taft said.<\/p>\n

\u201cI saw this wall coming at me,\u201d she said.<\/p>\n

Christine Taft escaped with their two dogs, walking through knee-deep water and losing her shoes as she traversed the mud.<\/p>\n

The couple received help from the Mennonite Disaster Service to rip out ruined floors and scrape mud off the walls. But they have not figured out a long-term solution to get back into their house, in part because more flooding is expected.<\/p>\n

The couple had been creating an itemized list of Paul Taft\u2019s tools that were lost when the shed and barn burned, compiling receipts and replacement costs, so they can be reimbursed by their insurance company. But the floodwaters destroyed those documents, and now they must start over.<\/p>\n

On Wednesday, the couple filled 300 sandbags in anticipation of the next wave of thunderstorms forecast at the end of the week.<\/p>\n

The Tafts are using the insurance money they already received for living expenses, she said. She also visited the Salvation Army and Catholic Charities to find out what financial assistance might be available.<\/p>\n

It\u2019s a disheartening situation, Christine Taft said.<\/p>\n

\u201cWe are looking out for ourselves, knowing where we live in this wildland urban interface,\u201d she said. \u201cWe made it through the fire and then here comes the flood. How much more can a person handle? And here we are asking for help.\u201d<\/p>\n

Climate change, hail and drought<\/h4>\n

The wildfire risk across Colorado is not improving any time soon. An extended statewide drought, hot and windy weather, and forests ransacked by pine beetles persist, making conditions ripe for fires.<\/p>\n

An estimated 301,308 residential properties in Colorado, valued at more than $146 billion, are at a moderate or great risk of wildfire, according to the 2026 Cotality Wildfire Risk Report, which is used by insurers to help set rates. Colorado ranks second in the nation to California when it comes to wildfire risk, the report said.<\/p>\n

Yet severe hailstorms are a bigger threat in Colorado, driving insurance costs even higher for property owners. Earlier this year, the state Division of Insurance surveyed 20 insurance carriers and determined that hail damage accounts for an average of 26% to 54% of the total homeowner insurance premium, depending on the county.<\/p>\n

All of these conditions are driven by climate change, which makes wildfires burn hotter and faster and causes more severe storms.<\/p>\n

It\u2019s the changing climate that is leading Evon Davis to reconsider how she will live on her family\u2019s mountainside land in Beulah after the Aspen Acres fire destroyed a home her father, a school teacher, started building in the 1960s.<\/p>\n

Her father, Wes Davis, 92, had taken steps to mitigate wildfire risk by cutting down trees and other forest growth near the house. But when the Aspen Acres fire roared over a ridge and downhill toward their house, it didn\u2019t make a difference.<\/p>\n

\u201cThere\u2019s nothing you can do to stop it,\u201d she said.<\/p>\n

The Davis family lost insurance coverage about 10 years ago when their carrier dropped their policy due to the fire risk. When asked if she had considered Colorado\u2019s FAIR Plan, Davis said she had only recently heard of it, then shrugged and said, \u201cBut it won\u2019t do me any good now.\u201d<\/p>\n

The Griggs family said they had never heard of the FAIR Plan.<\/p>\n

Campbell, who runs the state\u2019s insurance-of-last-resort program, acknowledged that more consumer education is needed so Coloradans know it is available.<\/p>\n

The plan does not directly sell policies. Instead, they are sold through registered agents. The state plan last week issued more educational material to those agents and asked them to tell their clients about it, she said. And the staff sent material to state legislators so they could talk to constituents.<\/p>\n

\u201cTraditionally in FAIR plans, because it\u2019s safety-net coverage, you don\u2019t do a lot of marketing,\u201d Campbell said. \u201cWe want to make sure they know about it. If they don\u2019t know about it, it\u2019s not an option.\u201d<\/p>\n

Carole Walker, executive director of the Rocky Mountain Insurance Association, said the state\u2019s FAIR Plan is working well from the industry\u2019s perspective.<\/p>\n

\u201cWe didn\u2019t want people to turn to the FAIR Plan if they didn\u2019t have to,\u201d she said. \u201cWe\u2019ve always hoped it wouldn\u2019t go the way of California and there wouldn\u2019t be a run on the FAIR Plan. We just want it to be a pressure valve release.\u201d<\/p>\n

The industry\u2019s research shows that secondary homes in high-risk areas are more likely to be uninsured than primary residences, Walker said.<\/p>\n

\u201cThey tend to be paid off and that\u2019s when people gamble on self-insurance rather than paying the higher cost of insurance,\u201d she said.<\/p>\n

But she warns people about the risk.<\/p>\n

\u201cWhat you need to understand when that bad day comes \u2014 the unthinkable \u2014 is: will you have that money not only to rebuild, but can you afford to replace the contents?\u201d Walker said. \u201cAnd the cost to live elsewhere is expensive.\u201d<\/p>\n

\u2018This is generational land\u2019<\/h4>\n

On Davis\u2019s hillside, there were four other houses; none was insured, she said.<\/p>\n

\u201cIt\u2019s not like they couldn\u2019t afford it or didn\u2019t want it,\u201d Davis said. \u201cThey couldn\u2019t get it. All of these houses were paid for. There were no mortgages.\u201d<\/p>\n

All of those homeowners are similar to Davis\u2019 father \u2014 older Beulah residents whose families had owned land and mountain cabins for decades. Their homes were not like the large estates found in wealthier Colorado mountain towns, but smaller structures where their blue-collar families went to relax and enjoy the outdoors.<\/p>\n

\u201cThis is generational land,\u201d Davis said.<\/p>\n

The Davis family home was valued at $210,000 by the Pueblo County tax assessor, she said.<\/p>\n

That amount doesn\u2019t include all the furniture, appliances, tools and clothes that were destroyed. Rusted saw blades and shards of pottery were scattered in the blackened earth on Tuesday as Davis walked the land.<\/p>\n

The home was Davis\u2019s retirement plan. She spent most of the year in Beulah but retreated to Arizona during the winter to live in a nomadic community.<\/p>\n

Now, she\u2019s homeless and isn\u2019t sure what her future living arrangements will entail. She and her father don\u2019t have the money to build another home.\u00a0The house was constructed during a time when there were fewer regulations and less code enforcement. That wouldn\u2019t be the case now, and it would cost far more than $210,000 to replace it.<\/p>\n

Like many who lost homes in the Aspen Acres fire, Davis is asking for financial help through GoFundMe campaign. So far, she\u2019s received less than $5,000.<\/p>\n

She would like to live in Beulah again and is considering a camper, a hut similar to those at Colorado state park campgrounds, or a tiny house.<\/p>\n

But one thing is certain \u2014 the Davis family will not rebuild another traditional mountain home that cannot be insured.<\/p>\n

\u201cEven if I had insurance, I wouldn\u2019t rebuild a house like that again,\u201d she said. \u201cYou\u2019re just asking for it to burn down again.\u201d<\/p>\n

As for the Griggs family, they also have a GoFundMe campaign\u00a0to raise money. Thus far, they have collected $4,850 to help Bob Griggs, who they call \u201cGrandpa Bob.\u201d<\/p>\n

For now, Bob Griggs is living in a rented Airbnb with his son and daughter-in-law in Pueblo. He will not be homeless, Richardson-Griggs said. But it\u2019s unclear what the future home for the three of them will look like.<\/p>\n

\u201cI don\u2019t know what we\u2019re going to be able to afford,\u201d she said.<\/p>\n

Get more Colorado news by signing up for our daily Your Morning Dozen email newsletter.<\/em><\/p>\n

Read more CSU Rams continue to build toward season opener<\/a><\/p>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

The Aspen Acres fire, the seventh-largest wildfire in recorded state history will be \u201cone of the first big tests\u201d of the legislative measures passed since 2021\u2019s Marshall fire.<\/p>\n","protected":false},"author":1,"featured_media":3788,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[],"class_list":["post-3789","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-interesting"],"yoast_head":"\nAspen Acres fire, flooding are one of first big tests of Colorado\u2019s insurance reforms: \u2018How much more can a person handle?\u2019 - Colorado Springs Moverss<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/coloradospringsmoverss.com\/?p=3789\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Aspen Acres fire, flooding are one of first big tests of Colorado\u2019s insurance reforms: \u2018How much more can a person handle?\u2019 - 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