The short version
Most homeowners policies sold in Washington cover water damage that is sudden and accidental, like a burst pipe, a failed supply line or a water heater that split open. They usually do not cover damage from a slow leak that went on for months, from flooding, or from groundwater seeping in. Sewage backup is often covered only if you added a separate endorsement.
Your policy wording is what counts, so read the water damage section and the exclusions, or ask your agent.
Common causes and how they are usually treated
- Burst or frozen pipe: usually covered for the water damage. The repair to the pipe itself often is not.
- Water heater, washer hose or dishwasher line failure: usually covered for the resulting damage.
- Slow leak under a sink or behind a shower: often denied if the leak was going on for a long time.
- Sewer or drain backup: covered only with a water backup endorsement on many policies.
- Rising surface water or a creek overflowing: excluded from standard policies. You need flood insurance through the National Flood Insurance Program or a private flood carrier.
- Groundwater through a basement wall or into a crawl space: often excluded.
- Roof leak during a storm: may be covered if the storm damaged the roof. Leaks from worn out roofing usually are not.
Condos and rentals
Condo owners usually have two layers of coverage: the association's master policy for the building, and their own unit policy for interior finishes, belongings and their share of the master deductible. Our condo and HOA guide goes through this in more depth.
If you rent, your renters policy covers your belongings and your landlord's policy covers the structure.
How to file without slowing things down
- Stop the water and start drying. Most policies expect you to prevent further damage, and waiting can be used against you.
- Take photos and video before anything is removed.
- Call your insurance company and get a claim number.
- Keep receipts for emergency work, hotel stays and anything you buy to protect your home.
- Ask the restoration company for its moisture readings and photos. Those records help your adjuster see what was wet and why materials came out.
If you have trouble with a claim, the Washington State Office of the Insurance Commissioner runs a consumer help line and has guides on its website, insurance.wa.gov.
A note on flood insurance
If you live near Scriber Creek, Swamp Creek, Lake Ballinger or another low spot, talk to your agent about flood coverage before winter. New flood policies usually have a waiting period of about 30 days before they take effect, so it is not something you can buy when the storm is in the forecast.
Related services in Lynnwood
- Burst and leaking pipes: Frozen pipes, failed supply lines and old galvanized plumbing that finally gave out.
- Sewage backup cleanup: Sewer water coming up through floor drains, tubs or toilets, cleaned up and disinfected.
- Storm and flood water: Rain coming into daylight basements, garages and lower floors during long winter storms.