Key facts: Flood or water damage claim
- A typical home policy does not cover flood damage, Washington's Office of the Insurance Commissioner says.
- NFIP building coverage generally begins 30 days after purchase, unless a mortgage requires the policy.
- Some Lake Stevens homeowners were told to buy flood insurance after FEMA maps changed.
- Keep photographs, receipts and written notes from the very start.
Sources
How insurers usually look at where the water came from
| Source of water | Where you would usually start | Common sticking point |
|---|---|---|
| Sudden burst pipe | Home policy | Was the home heated and maintained? |
| Slow hidden leak | Home policy, possibly limited | Sudden versus gradual |
| Failed appliance hose | Home policy | The part itself may not be covered |
| Sewer or drain backup | Endorsement on the home policy | Many policies need the add-on |
| Lake, creek or surface water | Flood policy | Waiting periods and separate limits |
| Rising ground water | Often neither, so ask | Seepage is often excluded |
| Roof leak in a storm | Home policy | Wear versus storm damage |
Why it matters
Why the source matters so much
Home policies and flood policies were built to cover different things. Washington's Insurance Commissioner states plainly that a typical home policy does not cover damage from flooding, and that you need a separate flood policy if you want that protection. [1] Insurers generally treat water from outside, moving over the ground, as flood. Water that comes from a system inside the house falls under the home policy, subject to its terms.
A lot of everyday arguments come from the fact that a house can get wet from more than one source in one storm. A roof leak, rising ground water and a backed-up drain can all happen in the same week. Be honest about what you saw, and note what you do not know. A contractor's moisture map and photographs can help tell the story of what happened. Do not guess in a way that might mislead, and do not let anyone tell you what to say.
Records made on day one matter
The process
Working through a claim from the start
- 1
Stop further damage
Policies generally expect you to protect the property from getting worse. Keep receipts for what you do.
- 2
Take photos before moving things
Get wide shots, close-ups, water lines and the failed part.
- 3
Call your insurer or agent
Report the loss and write down the claim number and who you spoke to.
- 4
Read your declarations page
Look for sewer backup, water damage limits, loss of use and any deductibles.
- 5
Keep damaged items if you can
Keep them until they have been seen, unless they are a health risk. Photograph anything you must remove.
- 6
Get written scopes
Ask for the work plan in writing, including moisture logs for the drying work.
- 7
Talk to the adjuster
Walk through the home with the adjuster, and share your photos and list.
- 8
Keep a single file
Keep all receipts, emails and notes together, and record dates.
Flood insurance
Flood insurance around the lake
Flood policies are something Lake Stevens homeowners now think about in a way they may not have a decade ago. The Everett Herald reported in 2021 that some lakeside homeowners learned from their mortgage companies that updated FEMA maps put them in a designated flood hazard area, requiring flood insurance. Flood insurance may also make sense outside the mapped hazard area, since not all flooding happens within it.
Timing matters. The Washington Insurance Commissioner notes that National Flood Insurance Program policies usually begin building coverage 30 days after purchase, unless a mortgage requires the policy, and that surplus line policies generally take effect right away. You can buy coverage through an agent or broker, or directly from the program. In practice, the time to look into it is during the summer, not when the lake is rising. Check coverage for contents as well, since that is often separate.
Before winter
Questions worth asking your agent before winter
- Do I have sewer and drain backup coverage?If so, what is the limit?
- How does my policy treat seepage and ground water?This is a frequent point of confusion with crawlspaces.
- What is my water damage deductible?Some policies treat water differently from other perils.
- Do I have loss-of-use coverage?It helps with living elsewhere after a covered loss.
- Does the policy need me to keep the heat on?Frozen pipe claims can turn on this question.
- What about mold?Many policies set a limit on mold, or have specific conditions.
- Do I need flood coverage for building and contents?Ask about both.
Contractors and claims
Working with contractors and insurers together
You choose your contractor, though your insurer may offer a list of firms. Read what you sign. An assignment of benefits or direction to pay can shift some control of your claim, so make sure you understand it first and ask your agent or an attorney if you are unsure. Ask for a written scope, keep drying logs and do not agree to anything that seems designed to mislead an insurer.
Check the contractor's registration through Washington L&I's Verify tool. [3] Bear in mind that this website is a referral service, and the contractor you reach through it is independent. Neither this site nor that contractor can tell you what your insurer will decide. A contractor can explain the damage and how the work is usually done, but only your insurer can make a coverage decision.
Disagreements
If you and your insurer disagree
Ask for the decision and the policy language in writing. If something seems wrong, send your insurer new information such as photos, moisture logs or a contractor's written statement. If you still cannot resolve it, the Washington Office of the Insurance Commissioner takes consumer complaints and can answer general questions. For larger disputes, an attorney can give you advice about your options. Stick to the facts, keep a record of each conversation and answer every request in writing.
When you call
What to tell your insurer when you first call
- When it happened and when you found it.
- What you think the source was, and how you stopped it.
- The rooms affected and whether it is safe to live in the house.
- That you have photos, and what you have done to prevent further damage.
- Whether you need help finding somewhere to stay.
FAQ
Water damage insurance questions in Washington
Does homeowners insurance cover a burst pipe in Washington?
Many policies cover sudden pipe breaks, along with the damage they cause. Terms differ, and the repair of the pipe itself may be treated differently. If the house was left unheated, that can raise questions. Check with your insurer about your own policy.
Is flood damage covered by regular home insurance?
Usually not. Washington's Insurance Commissioner says that a typical home policy does not cover flooding, and that you need a separate flood policy. This applies to rising lake water, creek water and water moving across the ground.
How long does flood insurance take to start?
NFIP policies usually begin building coverage 30 days after purchase, unless a mortgage requires it. The state Insurance Commissioner notes that surplus line policies generally take effect right away. Ask your agent or broker before wet weather arrives.
Is sewer backup covered?
Often only with an endorsement, so check your declarations page or ask your agent. It is worth asking well before you need it. Standard home policies do not always include this, and it cannot be added once a loss has occurred.
Does insurance cover mold from a leak?
It depends on the policy and the cause. Many policies limit mold or treat it as following a covered water loss. Report the leak promptly, because long-term damage from neglected leaks is often treated differently.
Do I have to use the contractor my insurer suggests?
Generally you can choose, but ask your insurer how it handles this, and read your policy. If you use your own contractor, make sure they provide written scopes and records, and check their registration with Washington L&I.
