Tips to Prevent Floods and Water Damage

Sarah stood ankle deep in cold water. A child’s toys floated by. Across the family room, water cascaded over the window sill and spilled onto her new carpet. The piano, her new sofa and the big screen TV were all submerged. Why did this happen and what could she have done to prevent it?

There is no guarantee that you will never have a flood or water damage in your home, but there are some tips to prevent them. I have listened to frustrated customers passionately tell me that they will never leave their home again without turning off the main water line. This would be effective if all floods only occurred while the home was empty. You would also need to have the City turn off the water lines and sewer drain lines to the neighborhood. Oh, and how do you convince God to never let it rain while you are gone?

In truth, most water losses occur while we are in our house using the water. It is characteristic that a valve or fitting ready to fail will do so as the water is turned off.

The water lines in your home generally have 40-60 pounds per square inch (psi) of water pressure. This pressure is the force that pushes the water out of the faucet when you use it. If the water is turned on, the pressure in the pipe drops to nearly zero. As the water is turned off, the pressure instantly jumps back up to 40-60 psi. This sudden increase in pressure from 0 to 60 pounds is enough change to break the weak link in your water system that has been waiting for just the right opportunity.

Because there is no way to totally prevent water damage, we need to concentrate on the preventative measures we can take to limit our exposure and risk. The best method is inspecting your house regularly to find the potential break-before it does break. It doesn't mean you need to take a flashlight and a clipboard and crawl around the house every Saturday morning, because we all know that will not happen.

The best form of inspection is to simply be aware.

• When you turn off a faucet, does it drip?
• Are there white or green deposits on valves, pipes or other water connections?
• Is the floor of the sink cabinet damp or show signs of water damage?
• Is the grout or caulk in the tub or shower chipped, missing or have black discoloration?
• Is there a rusty stream of water or rusty stains coming from under your water heater?
• Are there rust spots on the carpet when you move a piece of furniture that has metal legs or gliders?
• Are there blisters or bubbles in the paint or drywall tape on the walls, especially on outside walls?
• Do you notice a musty odor in any room of the house, especially in the basement?

A "yes" to any of these questions indicates you have or will have a water problem. The size and cost of the problem is directly related to how quickly you remedy the situation. Procrastination will always increase the costs and in some cases, void your insurance coverage. Learn to be pro-active in maintaining your home by being observant and aware. As you are able to prevent water damage, you will find yourself saving money, time and resources.

What will my insurance company cover in a water loss?

Each insurance policy is different and you will need to speak with an insurance adjuster to determine exactly what your insurance company will cover in a water loss.

Most companies cover the water damage resulting from broken or frozen pipes within the perimeter of the building. A simple way to determine if a loss is covered is to remember that your policy usually covers your home, that is the building. Accidents that happen to or within the building are usually covered. This would include valves that fail, pipes that break or freeze, washing machine hoses that split, sink supply lines that pop off, any appliance that has water and malfunctions or accidents such as forgetting to turn off the sink or tub.

Most companies do not pay for the repairs to the source of the problem, only the resulting damage. Example: if your water heater ruptures and floods the basement, the replacement of the water heater will likely not be covered. The rest of the damage, from drying the structure to replacement of drywall and carpet, probably will be.

The exception to this rule is in the case of a frozen pipe. The freezing water is considered the source and the split pipe is part of the resulting damage and usually your insurance company will cover this in a water loss.

Most companies also cover the damage from drain line blockages, providing the blockage is within the foundation of the building. This would include toys or diapers that clog the toilet and make it over flow or broken drain lines that cause damage. The test of coverage is if the plug or break is within the foundation of the home. Those companies that do not offer sewage back up as part of the standard policy may allow you to purchase coverage as a rider.

Sewage back ups outside the foundation of your home, fall under another category. If the blockage is between your foundation wall and the curb, most companies do not cover this type of loss. If the blockage or break is in the street, beyond your curb, it is often, but not always, covered by the City or water district that owns those lines. If liability is accepted, coverage can range from a flat payment of $2500 toward all the cleanup and repairs up to paying for the complete repair and replacement for all the damage. Costs for sewage backups usually start at $2,000 and can easily go up to $20,000 to $30,000, depending on the extent of the back up. It is important to determine who is liable and what they are paying before you begin the clean up and repairs.

Coverage for water from the outside is a multi-faceted issue. Some companies will cover a loss if the outside water is from a plumbing source, (sprinkler line, main water line, etc.) Others will only cover it if the water is from a plumbing source and it enters the house through an opening, (a door or window.) But others will not cover water from the outside regardless of the source or entry point. It is good to discuss this with your agent so you have a solid understanding of what your insurance company will cover in a water loss.

Sponsored by Utah Flood and Fire Network

Four Rules to Survive a Disaster

Whether its a flood, fire or earthquake, here are four rules everyone needs to know to survive a disaster. Careful attention to these principles will save owners, adjusters and restoration companies countless hours of headaches and heartaches.

Rule 1 - My damages are my responsibility. Restoration companies are here as part of the solution, they are not part of the problem. I must always place the liability on the right entity.

Rule 2 - Things break. That is why I have a disaster. The restoration company's job is to repair my home as close as possible to its pre-loss condition, but sometimes, they can only make the imperfect look perfect.

Rule 3 - Everyone is busy. I have budgeted neither time nor resources for this problem. Before I called, the contractors were also busy repairing the property of other people. But, as I do my best to make decisions and provide access to my property during regular business hours, they will do their best to complete the work as soon as possible and practical.

Rule 4 - Restoration is a lot like pregnancy. It always takes longer than we want and the last two weeks can be unbearable.

Now you know the four rules to survive a disaster.