Guide
Washington insurance basics for water damage
This page describes how coverage often works in general. It is not a promise that your policy pays, and this site does not file or handle claims. Your policy and your insurer decide.
Calling soon after you find the water usually leaves more choices. The call goes to an independent contractor.
Sudden versus gradual
The Washington Office of the Insurance Commissioner says home policies are meant for sudden disasters. It names a supply line bursting under a sink and a dishwasher overflowing during a cycle as examples. It adds that burst pipes, including frozen ones, are usually covered as long as you heat your home properly.
Slow problems fare worse. Most policies do not cover gradual leaks that continue for a long time, and insurers treat leaking foundations, wall cracks and groundwater seeping into the house as maintenance matters.
Flood is separate
A typical home insurance policy does not cover damage caused by flooding. Flood cover comes from an agent, a broker or the National Flood Insurance Program. NFIP policies generally start covering the building 30 days after purchase, unless the policy is required by a mortgage.
Water from overflowing storm drains counts as flood. Tidal flooding, like the king-tide events the City describes for Downtown, is flooding too.
Sewer backup is an add-on
The regulator says sewer or drain backup is not covered by a standard home policy, and that an optional endorsement may be added if your home is on a sewer system. Ask your agent whether yours has one and how much it pays.
Caps on water losses
In May 2024 the regulator warned about water damage sublimits: optional caps on what a policy pays for water losses, set below the policy's total coverage. A sublimit lowers the premium and also lowers your protection, and it may not meet a lender's requirements.
Check your declarations page for the word sublimit.
The claim clock
You file
The regulator suggests asking your insurer about coverage first, then asking what information they need.
Mitigation
If your policy requires you to protect the property, the insurer has five business days to approve a mitigation scope.
Inspection
The insurer has 30 days from the date you file to inspect. It is not required to send an adjuster.
Decision
Within 30 days of the claim starting, the insurer should accept or deny it or send a written delay notice, then another every 30 days.
Disagreement
You may work with the insurer's adjuster or hire a public adjuster, who works for you. Confirm the adjuster is licensed in Washington. If you disagree about the amount, you are entitled to an appraisal.
Who to ask
The Insurance Commissioner's Consumer Advocacy line is 800-562-6900. There is also an online form, Ask an insurance expert. This site is not affiliated with the Office of the Insurance Commissioner.
Renters have their own rules. See the renters page.
Water still spreading? Make the call.
You will be asked what is wet, where the water came from and whether it has stopped. Have the street address in front of you.