Does Homeowners Insurance Cover Water Damage? Read First

Most homeowners policies cover damage that is sudden and accidental. That means it happened quickly and you could not have seen it coming. They usually do not cover damage that built up slowly over weeks or months, because that is seen as a maintenance problem.

Two leaks can look the same on the floor but be treated very differently:

• A supply line under the sink bursts and floods the kitchen: usually covered.
• The same supply line drips for three months and rots the cabinet: often not covered.

Your policy decides. Coverage, limits and exclusions vary by company. Washington's Office of the Insurance Commissioner has a free homeowner insurance guide that explains your rights.

Do both, in this order:

1. Stop the water and make the home safe.
2. Take photos and video of everything before cleanup. See our first hour checklist.
3. Call a restoration company to start removing water. Most policies expect you to take reasonable steps to prevent more damage. Waiting can make things worse and can hurt your claim.
4. Call your insurance company or agent to report the claim the same day.

You have the right to choose your own restoration company. You do not have to use one your insurer suggests.

An adjuster's job is to confirm what happened, what it damaged, and what it will cost to fix. Make their job easy.

• Cause of loss: the broken part, a plumber's note, or photos of the source.
• Proof of extent: moisture readings and maps showing how far the water spread.
• Daily drying logs: proof the drying was needed and worked. Read how drying is measured.
• Photos of damaged items with a simple list: what it is, how old, what it cost.
• Receipts for anything you paid for, like a hotel or emergency plumber.

Compare the likely repair cost to your deductible. If a small leak will cost less than your deductible to fix, a claim may not make sense. If water reached several rooms, walls or floors, costs can climb fast, and a claim is often worth it.

Ask your agent how a claim might affect your premium. If you are unsure of the cost, a restoration company can inspect and give you a clear scope before you decide. See our water damage inspection.

Condo owners

Your HO-6 policy usually covers the inside of your unit. The HOA's master policy usually covers the building and common areas. Who pays depends on your HOA documents and where the leak started. See condo water damage.

Renters

Renters insurance usually covers your belongings, not the building. The landlord's policy covers the structure.

Flood insurance

Flood coverage is sold separately, often through the National Flood Insurance Program. New flood policies usually have a 30 day waiting period, so buy before storm season, not during it. Homes near creeks, like those in Lake Forest Park, should ask about it.

We are not your insurance company and we cannot promise what it will pay. What we can do is make your claim clear and complete:

• Photos and video from the moment we arrive.
• Moisture maps and daily drying logs.
• A detailed scope of work and estimate in the format adjusters use.
• Direct communication with your adjuster when you want us to.

We help homeowners across Kirkland, Bellevue, Redmond and the Eastside.