Water Damage

Water, whether it's from a pipe break or flooding from a major storm, can result in devastating and costly damages to a home. While it may not be possible to prevent water damage from a natural disaster such as a hurricane or thunderstorm, there are many steps that property owners can take to minimize or prevent water damage resulting from broken pipes, appliance leaks or water main breaks.

One of the best ways to reduce the risks of water damage in a home is by performing regular checks and maintenance on major systems and areas that could be vulnerable to water leaks.

Inside your home

• Water leaks can occur in many places within the interior of a home. Areas that are particularly vulnerable are the kitchen, bathroom, laundry and utility room. Routine checks and maintenance on key appliances in these areas will go a long way in reducing or preventing water damage.

Kitchen

• Dishwasher - Check under the sink to ensure that the hose connection to the water supply is secure and not leaking. Check around the base of the dishwasher for indications of leaking. These may include discoloration, warping or softening of the floor or visible damage to nearby cabinets.
• Refrigerator - Routine checks are particularly important if the refrigerator has an ice maker. Check the hose connection to ensure that it is securely attached to the water supply line. Check the floor around the refrigerator. Wet spots or moisture could be an indication that the ice maker line is crimped and could potentially burst.
• Sink - Check the pipes under the sink for signs of leaks. Re-caulk around sinks as necessary. Check for slow-draining pipes which could be an indication of drain blockage.

Bathroom

• Bathtubs and showers - Inspect the floor and wall areas around bathtubs and showers for possible leaking. Indicators include discoloration or soft spots. Inspect caulking at joints where the walls meet the floor or the bathtub. Cracks or mold could be a sign of leaking and resealing may be in order. Cracked tiles or areas with missing grout could also lead to leaks and should be repaired.
• Sinks - Check under the sink for signs of leaks from drain pipes or water supply lines. Check for slow draining which could be an indication of blockage.
• Toilets - One of the most important preventative measures to take is to ensure that no foreign or inappropriate materials are placed in or flushed down the toilet. This is particularly important for low-flow toilets. Be careful when using hanging bowl deodorants. These can lodge in the plumbing system and either block the line or create an obstruction that other materials may cling to and cause a blockage. Be aware of some chlorine tablet cleaners as they may corrode internal toilet components which could lead to leaking.

Laundry/utility room

• Washing machine - Inspect washing machine hoses often to make sure all connections are secure. Look for moisture around the ends, as well as bulging, cracking or fraying. Replace the hose if any of these indications are found. To reduce kinking in hoses, make sure there is adequate space between the water connection and the washing machine. As an additional preventative measure, consider replacing washing machine hoses every three to five years. Make sure everyone in the household knows the location of the water shut-off valve to and how to operate it. Consider installing a single-handled valve to make it easier when turning off the water supply to the washing machine.
• Water heater - Check for wet spots on the floor or rusting on the tank itself. Both could be indications of a possible leak. Hot water heaters should ideally be installed on the lowest level of the home and always next to a floor drain. If installed above or adjacent to finished floors, the hot water heater should be placed inside a drain pan that is piped to the floor drain. Also, keep in mind that the life of a hot water heater is about 10 to 15 years. If the heater is older, you may want to consider investing in a new one.

Air conditioning

Before the hot weather season begins, enlist the services of a qualified contractor to service the system. This should include a general inspection and cleaning the condensation pan drain line. Air filters should also be changed on a regular basis.

Sump pump

Be sure to conduct a thorough inspection of the system every year to ensure that it is in working order. In case of power outages, you may want to consider investing in a battery-powered back-up sump pump or a generator to ensure that the system is always operational. Keep in mind that the life of a sump pump system is about 10 years. Replacement or service of components should be addressed accordingly.

More tips inside the home

• To check for leaks in general: Turn off all faucets and water-using appliances, and do not flush toilets for one hour. Note the water meter reading at the beginning of the hour and again at the end of the hour. If the flow indicator is spinning or the meter reading has changed, a leak may be present.
• Be sure everyone in the household knows the location of your home's main water valve and how to operate it. Inspect the valve regularly to ensure that it is operational.

Outside the home

Exterior areas and systems that are in ill repair could lead to leaks and significant damage. Here again, taking preventative measures and performing routine maintenance will significantly reduce the risk of water damage.

Roof inspections

Check your roof for the following warning signs that could lead to leaks. If any of these indications are present, repairs should be performed.

• Missing, curling, cupping, broken or cracked shingles
• Damaged or deterioration in valley areas of the roof
• Pooling or ponds of water that fail to drain from flat or low-sloped roofs

Roof maintenance

• Keep the roof and valleys free from buildup of leaves, twigs and other debris that can block drainage and lead to deterioration.
• Be sure that the roof and eaves are properly ventilated.
• Consider treating the roof with a special preservative to help reduce the damaging effects of moisture and to slow the growth of mold and moss. Be sure you choose preservatives that can be used on your specific roof type.
• Avoid excessive walking on your roof to reduce wear and tear.

Gutters and downspouts

• Clean debris out of gutters and downspouts and inspect regularly.
• Fill low spots around the house so that water from the downspouts drains away from the foundation.

Doors, windows and siding

• Inspect caulking around doors and windows regularly and replace with new sealant if cracking or deterioration is detected.
• Inspect siding regularly and replace or repaint as needed.

Water detection systems

Preventing leaks and potential water damage around your home takes persistence and hard work. Investing in a water leak system may help.

Water alarms

These battery-operated, stand-alone units are relatively inexpensive and easy to install. They include a moisture sensor that activates an alarm when moisture is detected. Water alarms can be placed on the floor or mounted on a wall near high-risk areas such as under sinks or next to appliances that use water.

Individual appliance systems

These systems are installed on specific appliances and are designed to shut off the water supply in the event of a leak.

Whole house systems

These systems feature a shut-off valve that is installed on the main water supply piping. If a leak is detected, the system will automatically shot off the entire water supply. Homeowners who travel often or for long periods of time may find this type of system especially helpful.

Am I covered?

A key question that comes up when a water loss occurs at home is whether or not the loss is covered by a typical homeowner insurance policy. While you should check with your insurance carrier on the specifics of your policy and what it covers, here are some typical water loss scenarios and insurance coverages.

Scenario: The temperature dropped to 10 degrees below zero and my water pipes froze and burst. My floor is now covered in 6 inches of water.
Am I covered?
Yes, you are generally covered for water damage from burst pipes. However, there are some exceptions. You may not be covered if the house was unoccupied and had no heat. In this case, the claim could be denied because you failed to perform necessary maintenance that may have helped prevent the incident.

Scenario: Water leaked from my backyard pool and has ruined my lawn and flooded my basement.
Am I covered?
Damages to your basement and personal property should be covered. Your lawn is likely not covered. Coverage for lawns is on a "named perils" basis for certain events and leaking pools is not generally one of them. If your pool was damaged, you may be covered, depending on the cause of the leak. For example, if the damage was caused by a tree falling on the pool, it will likely be covered. If, on the other hand, your pool froze and caused a leak, you will likely not be covered. Read your policy for more information.

Scenario: My washing machine overflowed and flooded the basement.
Am I covered?
Yes, you likely are covered, but the extent depends on your insurance carrier's view of the problem. For example, if sudden or unforeseen damage caused the flood, you should be covered. If, on the other hand, you failed to properly maintain the washing machine, you may not be covered.

Scenario: My sewer backed up and flooded my basement.
Am I covered?
You are probably not covered. Some homeowner policies may cover sewer and drain backups, but most do not. However, special endorsements may be available, so read your policy and check with your insurance carrier.

Scenario: Water seeped from the ground into my basement and damaged the foundation and interior.
Am I covered?
Probably not. Water seepage is considered a maintenance problem and not sudden or accidental damage. It is usually excluded from homeowner insurance coverage.

Scenario: Water leaked through my roof during a heavy rainstorm, damaging the roof and my furniture.
Am I covered?
You may be partially covered. However, you will likely not be covered for roof repairs because that is considered a maintenance issue. Damage to the interior of your home may be covered, but not contents such as your furniture. That's because rainwater leakage is not generally considered one of the typical "named perils" that are covered in case of contents damage. Keep in mind that if the roof leak is due to an event such as a neighbor's tree falling on the roof, the roof, home and belongings will all likely be covered.

Scenario: My bathtub overflowed and damaged the bathroom floor.
Am I covered?
Yes, you are likely covered.

Scenario: A nearby river overflowed its banks and caused a flash flood that went right through my living room.
Am I covered?
No. Unfortunately, flood damage is not covered by typical homeowner policies. You can, however, purchase flood insurance from the federal government as long as your community participates in the National Flood Insurance Program. Check with the Federal Emergency Management Agency (FEMA) for more information on this program.