Does homeowners insurance cover water damage in Colorado?

This is general information. Your policy wording decides what is covered, so read your declarations page and ask your agent about your situation.

What is usually covered

Standard homeowners policies cover water damage that is sudden and accidental and starts inside the house. That usually includes:

• A pipe that bursts, including from freezing, as long as the house was heated.
• A water heater that fails and floods the basement.
• A washer hose, dishwasher line or ice maker line that breaks.
• Rain that comes in through a roof or window damaged by hail or wind.

Policies usually pay to tear out and dry the damaged parts of the house and to replace damaged belongings. They often do not pay to fix the part that failed, like the water heater itself.

What is usually not covered

• Floods. Surface water from heavy rain or an overflowing creek needs a separate flood policy. Flood insurance through the National Flood Insurance Program is available to any property owner, including homes outside mapped flood zones, and it has a 30-day waiting period before it takes effect.
• Sewer and drain backups. Most policies exclude these unless you bought a water backup endorsement. It is usually inexpensive, so ask your agent whether you have it.
• Groundwater seepage. Water that comes through foundation walls or the basement floor from outside is often excluded.
• Slow leaks. A drip under a sink that rotted the cabinet over months is usually treated as maintenance.

Hail and Colorado claims

Colorado sees some of the most hail claims in the country. Many policies here now carry a separate wind and hail deductible, which is often a percentage of the home's insured value instead of a flat dollar amount. Check yours before storm season so you know what you would pay.

After a hailstorm, the Colorado Division of Insurance suggests that you:

1. Start the claim as soon as possible.
2. Photograph the damage when it is safe, and limit further damage with tarps or plywood.
3. Ask the adjuster for an itemized explanation of any settlement offer.
4. Get any denial in writing, with the policy language the insurer relied on.
5. Report new damage found during repairs before the work continues.

The Division's consumer services team takes claim questions at 303-894-7490.

Filing a water damage claim

1. Stop the water and protect the house from more damage. Insurers expect you to do this, and they usually reimburse reasonable emergency costs.
2. Take photos and video of everything before cleanup starts.
3. Call your insurer or agent to open the claim and get a claim number.
4. Get a restoration crew started on drying. Waiting for the adjuster can let mold set in, and that may not be covered.
5. Keep damaged items until the adjuster sees them, or photograph them before they go out.
6. Save every receipt.

Restoration companies document moisture readings and the work they do, and many bill insurance directly. Ask about that when you call.

Related services in Aurora, CO

• Frozen and burst pipes: Leaks from pipes that froze in a cold snap, cleaned up and dried before the drywall goes bad.
• Sewage backup cleanup: Sewer water from floor drains and toilets removed safely, with contaminated materials hauled out.
• Storm and hail water damage: Roof and window leaks after hail, plus water from heavy rain and fast snowmelt.