Flood and water damage guide
What to do after a flood or water damage
Floodwater from outside, a burst pipe, the unit upstairs, or a roof that gave out. Here's what to do in the first few hours, which policy pays, and how to make the claim go smoother in a house or an apartment.
Water claims were some of the most common calls I got when I sold insurance. They were also some of the most confusing, because whether you're covered usually comes down to one question: where did the water come from, and how fast did it happen?
If you're dealing with flooding right now, start with safety and photos, then jump to the flood claim section. If it's a leak inside the house, the steps are mostly the same, but the policy that pays is different. Here's what to do, in order.
1. Stay safe and stop the water
- After a flood, wait until officials say it's safe to go back. Floodwater can hide downed power lines, sewage and debris. Don't walk or drive through it.
- Find your main water shutoff valve and turn it off. In a house it's often near the water heater, in the garage, or where the line comes in from the street. In an apartment, there may be a valve under the sink or behind the toilet, or you may need maintenance to shut it off.
- Shut off power to wet areas if you can do it safely from a dry spot. If water is near outlets or the panel and you're not sure, stay out and call an electrician.
- If it's coming from upstairs, knock on the neighbor's door and call your landlord or building manager right away.
- If it's a roof leak, put buckets down and, once it's safe, get a tarp over the damaged spot.
Most policies expect you to take reasonable steps to keep the damage from getting worse. Moving furniture out of the water and tarping a roof count. Keep receipts for anything you buy to do it.
2. Take photos before you clean
Before you mop, pull carpet or toss anything, grab your phone.
- Video of every wet room, slow, with the standing water visible
- The source: the burst pipe, the cracked supply line, the ceiling stain, the failed water heater
- Water lines on walls, cabinets and furniture
- Close ups of damaged items, especially brand names and serial numbers
- Anything you have to throw out for health reasons, like soaked food or mattresses
If a plumber fixes the leak, ask them to keep the broken part or write down what failed. That little detail can matter later.
3. Dry it out fast
The EPA says to dry water damaged areas and items within 24 to 48 hours to prevent mold. That window goes by quick. Open windows if the weather allows, run fans and a dehumidifier, and pull wet rugs and cushions out of the room. For anything big, like soaked drywall or carpet pad, a water mitigation company can bring in commercial dryers. Ask your insurer if they have one they work with, and save the invoice either way.
This matters for your claim too. Mold coverage is usually limited, and damage that keeps spreading because nobody dried it out may not be covered.
4. What's usually covered and what isn't
Homeowners, condo and renters policies usually cover water damage that is sudden and accidental. Think of a pipe that bursts, a washing machine hose that splits, or a water heater that lets go.
What usually isn't covered:
- Slow leaks over time. A drip under the sink that rotted the cabinet over months is usually treated as a maintenance problem.
- Wear and tear. An old roof that's been leaking a little every time it rains is a tough claim.
- Frozen pipes in a house you didn't keep heated. Burst pipes are usually covered, but many policies expect you to keep the heat on or drain the pipes if you're away.
- Mold beyond a set limit. Many policies only cover mold that comes from a covered loss, and only up to a smaller cap.
- Sewer or drain backup, unless you added that coverage. It's often an endorsement you have to ask for.
Every policy words this a little differently, so read the water section of yours or ask your agent.
5. Flood claims work differently
If the water came from outside and rose up from the ground (heavy rain, a river, storm surge), that's usually considered flood. Standard homeowners and renters policies generally don't cover flood. It takes a separate flood policy, either through the National Flood Insurance Program (NFIP) or a private flood insurer. Renters can buy flood coverage for their belongings too.
If you do have flood insurance, here's how the claim usually goes:
- Report the claim to the company or agent who sold you the flood policy as soon as you can. You don't have to be back in the house to file
- Expect an adjuster to reach out, often within a couple of days after you report it
- Photograph and video every room, the outside, and the waterline on the walls
- Don't throw things out before the adjuster sees them unless they're a health hazard. Keep small samples of carpet, flooring or drapes
- List each damaged item with a description, make, model, quantity, age and what it costs to replace
- Keep a log of every call: date, time, and who you talked to
Watch the deadline. For NFIP policies, FloodSmart says to send in your documentation within 60 days of the flood, or within the timeframe your adjuster gives you. If a claim is denied, you can appeal to FEMA within 60 days of the denial letter.
A couple more things to know: NFIP coverage in basements is limited, so check what yours includes. And there's usually a 30 day waiting period before a new NFIP policy kicks in, so it's not something you can buy once the forecast turns bad. If the damage came from a storm, my hurricane guide covers how wind and flood can be two separate claims.
6. Whose policy pays?
This is where apartments and condos get confusing.
- Your landlord's policy usually covers the building: walls, floors, ceilings, built in cabinets. It usually doesn't cover your stuff.
- Your renters or condo policy usually covers your belongings, even if the water came from someone else's unit. It may also help with a hotel if your place isn't livable.
- The neighbor's policy may pay if they were negligent, like leaving the tub running. In practice, your own insurer often pays you first and then goes after the neighbor's insurer.
If you rent and don't have a policy, the honest answer is that you may be stuck. I wrote more on that in do I need renters insurance.
7. Filing the claim
Call your insurer or agent soon. Many policies require prompt notice, and waiting can hurt you on a water claim. Ask:
- What's my claim number, and who's my adjuster?
- Is this covered as sudden and accidental, and is there a mold limit?
- Can I hire a mitigation company now, or do you send one?
- Does my policy pay additional living expenses if I can't stay here?
- Do you pay replacement cost or actual cash value on my contents?
If the place isn't livable, additional living expenses (also called loss of use) can help pay for a hotel and the extra costs of living somewhere else. Keep every receipt.
Then comes the contents list. Your insurer will usually want each damaged item with a description, age and value. Don't throw anything out until the adjuster has seen it or says it's okay. After a flood, this list often runs long, so start early. Our room by room home inventory checklist helps you remember what was in each room, and if you don't have receipts, here's how to prove what you owned without them.
Make the contents list without the headache
I built AfterProof because making this list by hand is brutal. Snap photos of the damaged stuff as you pull it out, the AI identifies each item and finds what it costs to replace today, and you get a PDF to send your adjuster. If it's a whole floor of stuff, the web app makes it easier from a computer.
Quick answers
Does homeowners insurance cover water damage from a burst pipe?
Usually, yes, if the pipe burst suddenly. Many policies expect you to keep the home heated to prevent frozen pipes. Slow leaks and damage from poor maintenance are usually not covered.
Who pays if water leaks from the apartment upstairs?
Your renters policy usually covers your belongings, and the landlord's policy usually covers the building. If the neighbor was negligent, their insurance may end up paying, often after your insurer pays you first.
Is flood damage covered by homeowners or renters insurance?
Generally no. Rising water from outside is usually considered flood, which needs a separate policy through the National Flood Insurance Program or a private flood insurer.
How long do I have to file a flood insurance claim?
Report it as soon as you can. For NFIP flood policies, FloodSmart says to send your documentation within 60 days of the flood, or within the timeframe your adjuster gives you. Private flood policies set their own deadlines.
How fast do I need to dry out water damage?
The EPA recommends drying water damaged areas and items within 24 to 48 hours to prevent mold growth.
Does insurance cover mold after a leak?
Many policies cover mold only when it comes from a covered loss, and only up to a limit. Check your policy and dry things out quickly.
This is general information, not insurance or legal advice. Every policy is different, so check yours or ask your agent.
Sources: Washington Office of the Insurance Commissioner, leaks, water damage and mold, EPA, a brief guide to mold and moisture, Colorado Division of Insurance, flood insurance, FloodSmart (NFIP), filing a flood claim.
