Get the water out first
Wet drywall, ceilings and subfloors need to be dried within a day or two to keep repair costs down and avoid mold. Stop the water, call your building manager or HOA, take photos, and get drying started. The question of who pays can be worked out afterward, and good records make that easier for everyone.
The two policies in a typical condo
Most Washington condo associations carry a master policy that covers the building and common areas. Each owner carries a unit owner policy, often called an HO-6, that covers belongings, personal liability, and usually some or all of the interior of the unit.
Where one ends and the other begins depends on your community's declaration and bylaws:
- Some master policies cover the structure only, sometimes called "bare walls."
- Others cover the original interior finishes too, like drywall, cabinets and flooring as first built.
- Upgrades you or a previous owner added, like new flooring or cabinets, often fall to your own policy.
The master deductible
Master policy deductibles can be large, sometimes $10,000 to $25,000 or more. Many declarations allow the association to pass some or all of that deductible to the owner whose unit caused the leak, or to the units that were damaged. Look for "loss assessment" coverage on your HO-6. It is meant to cover your share of that deductible.
If the leak started in your unit
- Shut off the water to the fixture, or the main to your unit.
- Tell the manager or HOA and your neighbors right away.
- Call your own insurance.
- Let the restoration crew document your unit and the affected units separately.
If the water came from someone else's unit
- Protect yourself and your things. Stay out from under a sagging ceiling.
- Tell the manager or HOA and get the source shut off.
- Photograph everything and call your own insurance.
- Ask the HOA how it handles claims between owners.
Renters in condos and apartments
If you rent, your landlord is responsible for the building, and your renters policy covers your belongings and sometimes the cost of staying somewhere else while repairs happen. Notify your landlord in writing as soon as you find water.
Where to read more
Washington condos are governed mainly by the Washington Condominium Act, and communities created on or after July 1, 2018 fall under the Washington Uniform Common Interest Ownership Act. Your declaration is the document that spells out the details for your building.
Related services in Lynnwood
- Emergency water removal: Water pumped and extracted, wet carpet pad and drywall pulled, drying equipment set the same visit.
- Burst and leaking pipes: Frozen pipes, failed supply lines and old galvanized plumbing that finally gave out.
- Condo and apartment leaks: Water coming through the ceiling from the unit above, or leaking into the unit below.