Does homeowners insurance cover water damage? A plain guide for Washington and Oregon homeowners

It usually depends on where the water came from and how suddenly it happened. Many standard homeowners policies cover sudden, accidental water damage from inside the home, such as a burst pipe or a broken supply line. Damage from a slow leak, from flooding that comes in from outside, or from a sewer backup is often excluded or needs separate coverage. Your policy and your insurer decide, so read the policy and ask your agent when something is unclear.

This is general information to help you ask better questions. It is not insurance or legal advice.

Water damage that is often covered

Policies are usually written around damage that is sudden and accidental. Common examples include:

• A pipe that bursts, including one that freezes and splits
• A supply line that breaks under a sink, toilet, washer or dishwasher
• A water heater that suddenly fails
• Rain coming through a roof that was damaged by a storm

Even when the water damage is covered, many policies don't pay to repair the pipe or appliance that failed. They cover the damage the water caused.

Water damage that is often not covered

• Slow leaks. A drip under a sink or behind a shower that went on for weeks or months is often treated as a maintenance issue.
• Flooding from outside. Rising water from heavy rain, a river or surface runoff is usually a flood. FloodSmart, the federal flood insurance program site, notes that most homeowners insurance does not cover flood damage. Flood coverage is a separate policy.
• Sewer or drain backup. Water that backs up through a floor drain, toilet or tub often needs a specific add-on to the policy. Ask your agent whether you have it. Our guide on what to do after a sewage backup covers the safety side.
• Long-term moisture and mold. Mold that grew from an ongoing leak may be excluded or limited.

If you are not sure which category your situation falls into, describe what happened to your insurer plainly and let them tell you how the policy applies.

How to document water damage for a claim

Good records make the conversation with your insurer easier, whatever the outcome.

1. Stop the water if you can do it safely. Shut off the main valve or the fixture's valve. If you can't, call for help.
2. Take photos and video before you move anything. Get wide shots of each room and close-ups of the source, the water line on walls and damaged belongings.
3. List damaged items with rough ages and where they were bought, if you know.
4. Keep receipts for the plumber, emergency supplies and any other costs the damage caused.
5. Call your insurer promptly and write down the claim number and your adjuster's name.
6. Prevent more damage. Most policies expect you to take reasonable steps to keep the damage from getting worse, and starting the drying quickly is part of that. The EPA says it is important to dry water-damaged areas and items within 24 to 48 hours to prevent mold growth.

Ask your adjuster before throwing away damaged materials. Photos help, but some insurers want to see certain items.

How Superior helps when insurance is involved

Superior can help document the damage, explain the restoration steps and coordinate with your insurance provider. Your insurer determines what your policy covers. If you already have a claim number, have it handy when you call. Before any work starts, ask us to walk you through the recommended scope and its cost.

You can read more about the process on our water damage restoration page, and if the water came from a frozen line, see what to do about frozen and burst pipes.

Where to get help with a policy question

If you have a question about how your insurer is handling a claim, both states have free consumer help. In Washington, contact the Office of the Insurance Commissioner. In Oregon, contact the Division of Financial Regulation.

When to call Superior

Call us any time, day or night, if water is still spreading, a ceiling is sagging or wet, or you need help getting the water stopped. We serve the Portland metro and Vancouver and Clark County, and we usually arrive within 45 minutes. Call to confirm the arrival time for your address. If it is not urgent, you can request a callback.