Homeowners insurance and water damage in Maryland: what is usually covered
This is general information, not legal advice and not a reading of your policy. Policies differ, and the language in yours is what counts. What follows is the pattern that most standard homeowners policies in Maryland and elsewhere follow, so you know what questions to ask your insurer before a loss, and what to do right after one.
Usually covered, and often not
| Event | Often covered by a standard policy | Often not covered |
|---|---|---|
| Burst pipe, sudden | Yes, the damage that follows, and often the cost of drying | The pipe itself, in many policies |
| Appliance or water heater failure | Sudden failure, the resulting damage | The appliance, and wear and tear |
| Slow or long-term leak | Sometimes, if found quickly | Often excluded as continuous seepage or neglect |
| Roof leak after storm damage | Often covered when a covered event damaged the roof | Leaks from an old, worn roof |
| Sewer or drain backup | Only with an added endorsement in many policies | Often excluded without one |
| Flood and rising surface water | Not covered by a standard policy | Needs a separate flood policy |
| Mold | Sometimes, with limits, when it follows covered water | Often limited or excluded |
The difference between sudden and gradual
The most common fight between homeowners and insurers is over timing. A pipe that bursts on Tuesday is a sudden event. A pipe fitting that dripped for four months is often called a continuous leak, and many policies exclude it, or exclude the damage it caused over time. Photographs and moisture readings help show when and how the damage happened. That is one reason the readings we take on a first visit matter.
Flood is a different policy
A standard homeowners policy generally leaves out flood, meaning rising water from a creek, a river or heavy surface runoff. Flood coverage is a separate policy, often through the National Flood Insurance Program or a private insurer. It typically has a waiting period of about a month before it begins, so it cannot be bought on the day a storm is forecast. If you live near a creek or in a low spot, ask your agent and look up your flood zone with the county. Our page for North Laurel points to the flood map resources Howard County provides.
Need water damage documented?
We take moisture readings and photos you can hand to your adjuster.
Call (301) 786-0888Questions to ask your agent before a loss
- Is water damage from a sudden pipe break or appliance failure covered, and does that include the cost of drying and tearing out wet materials?
- Is there an exclusion for continuous or repeated seepage, and how does the policy define it?
- Do I have sewer or drain backup coverage? If not, what would it cost to add?
- What is the deductible for water losses, and is it a flat amount or a percentage?
- What limits apply to mold?
- Do I live in a flood zone, and do I need a separate flood policy?
Ask on a quiet day. The answers are much harder to change after the water arrives.
Steps after a loss
- Stop the water and make it safe. Shut off the source and keep people away from electrical hazards.
- Call your insurer or agent promptly. Policies generally require prompt notice. Ask what they need and what the next step is.
- Protect the property from further damage. Most policies expect you to take reasonable steps, such as shutting off water, pumping and starting drying. Keep receipts. This is not an optional step.
- Document everything. Photos and video of the damage, the source and the contents. A list of damaged items with approximate cost.
- Keep damaged items until the adjuster has seen them or you have photographs and approval to discard.
- Get your own estimate for the restoration work, and compare it with the adjuster's scope.
Working with an adjuster
An adjuster visits, looks at the damage and writes a scope of what the policy will pay for. Their numbers can differ from a contractor's. That is normal and usually settled by talking through what is needed. A moisture log that shows wet materials and the drying record gives both sides something to point to. If the scope leaves out something you believe is damaged, say so and ask for it in writing.
We document the loss and give you the records. We do not decide what your policy covers, and we cannot tell you what it says.
If you disagree with the decision
Ask your insurer for the reason in writing, and compare it with the policy language. The Maryland Insurance Administration is the state agency that regulates insurers and takes consumer complaints. An attorney who handles insurance claims can advise on a denial, which we cannot do. For the work itself, see water damage restoration. The backup endorsement question often comes up with sewage backup cleanup. After a storm, see storm and flood water cleanup.
Work your claim may involve
- Water Damage Restoration The process, and the records that come out of it.
- Sewage Backup Cleanup Where backup coverage comes up.
- Storm & Flood Water Cleanup After a storm event.
Local note: see our page for North Laurel. It points to the flood map tools Howard County provides.