A guide to sudden water damage from burst pipes, appliance leaks and drain backups: what policies typically cover, what they exclude, and how to protect your claim.
Water damage is one of the most common property insurance claims, and one of the most frequently disputed. Policies generally treat sudden and accidental water discharge very differently from long-term leaks, and they treat water from inside the building very differently from flood.
This guide covers non-flood water damage only: burst pipes, appliance and plumbing leaks, and sewer or drain backups. Flood (outside water entering the building, such as rising surface water, storm surge or overflowing bodies of water) is typically excluded from standard policies and is usually covered by a separate flood policy, often through the NFIP. We do not handle NFIP flood claims. If your policy includes flood coverage by endorsement, we can review it like any other covered loss.
Visible damage includes standing water, stained ceilings and walls, warped flooring and swollen cabinets.
Hidden damage is common with water losses:
A moisture survey with meters or thermal imaging helps show how far the water actually traveled.
Depending on your policy, non-flood water coverage typically includes:
Our article on burst pipe and appliance leak claims goes through a typical claim.
Water claims move quickly at the start because drying needs to happen within days. Report promptly, follow the insurer's requests for documentation, and check your policy for proof of loss requirements and any deadline to file a lawsuit. Ask your insurer to confirm deadlines in writing. Our step-by-step guide to the claim process explains each stage.
As licensed public adjusters, we work for you. On non-flood water claims we typically review the cause of loss against your policy language, document the full extent of moisture and hidden damage, prepare a detailed estimate and negotiate with the insurer.
If your claim has been denied as long-term seepage or wear and tear, see our page on denied and underpaid claims. Learn more about our public adjusting services.
Texas, Louisiana and Mississippi: Each state sets rules for how quickly insurers must acknowledge, investigate and pay claims. Freezing events can cause widespread pipe failures in all three states. Check your policy for requirements to maintain heat or shut off water in vacant or unoccupied buildings.
These notes are general. Your policy and current state law control.
Most policies cover sudden and accidental water damage from a burst pipe, including damage to floors, walls and belongings. The pipe itself may not be covered, and damage from a slow leak over time is commonly excluded.
Usually only if you have a water backup endorsement. It typically carries its own limit. Check your declarations page for "water backup" or "sewer and drain backup" coverage.
Insurance policies treat water from inside the building, such as a burst pipe, differently from flood, meaning outside water entering the building, such as rising surface water or storm surge. Flood is typically excluded from standard policies and is usually covered by a separate flood policy, often through the NFIP. We do not handle NFIP flood claims. If your policy includes flood coverage by endorsement, we can review it like any other covered loss.
Ask for the basis of the decision in writing and review the policy language. A plumber's report on the cause of the failure and moisture documentation can help show whether the damage was sudden.
Many policies limit mold coverage to a small sub-limit or exclude it, but mold resulting from a covered water loss may be partly covered. Start drying quickly to reduce the risk, and keep records of mitigation.
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Read articleNot every claim needs full public adjusting. Here's when a claim consultation can help you understand your policy, estimate, and next steps.
Read articleA plain-language guide to the declarations page of your homeowners policy: coverages, limits, deductibles, endorsements, and what to check each year.
Read articleTalk with a licensed public adjuster about burst pipe, leak or drain backup damage. We can review your policy and the insurer's estimate with you.
We work for policyholders, not insurance companies. Contact us to talk through your claim and your policy. Call 877-5APC-247 (877-527-2247) or email claims@allperils.com.
This guide is general information, not legal advice. Every claim is different, and coverage depends on your policy language, the facts of your loss and current state law. All Perils Consulting is a public adjusting firm licensed in Texas (#3296354) and Louisiana (#1207216); Mississippi claims are handled under Barry Van Shoubrouek's individual public adjuster license (#10768959). We are public adjusters, not attorneys. For legal questions, consult a licensed attorney.