Why condo water damage gets complicated
A leak in a single-family house has one owner. A leak in a condo can have three: you, your neighbor above and the association. The water starts in one unit and ends in another, and who pays depends on where the pipe was, who owns it and what each policy says.
That is why condo owners should settle these questions before a loss, not during one. This guide explains the questions to ask. It cannot read your documents for you, so use it as a checklist, then talk to your insurer.
The three layers of coverage
The association's master policy
Most associations carry a policy on the building. What it insures, such as the structure, common areas and pipes inside the walls, varies by association. Ask for a copy of the master policy and the governing documents.
Your own condo policy
Your policy usually covers your belongings, your liability and the parts of your unit that the master policy does not. Ask your agent exactly where the master policy stops and yours begins.
Your neighbor's policy
If a neighbor's appliance or pipe leaked into your unit, their liability coverage may respond. Do not assume. Report the loss to your own insurer first.
Questions to ask your insurer
- Does my policy cover the walls, flooring and cabinets inside my unit, or only my belongings?
- What is my deductible, and does a separate association assessment deductible apply?
- Does my policy cover loss of use if I cannot live in the unit while it dries?
- Does my policy cover water that comes from a neighbor's unit, a roof or a shared pipe?
- What does the policy say about gradual leaks, seepage and delayed reporting?
Water coming into your condo?
Call the 24/7 line. We document the damage in writing for your insurer.
What to do in the first day
Stop the water and tell the manager
Shut the fixture valve. If water is coming from another unit or a shared pipe, call the property manager or association immediately.
Report the loss in writing
Tell your insurer quickly and keep the claim number. Follow their instructions for stopping the leak.
Photograph before you clean
Take wide and close photos of the water, the source and every damaged item.
Start drying the unit
Water moves between floors, so crews often check the units above and below. Ask the association for access if needed.
Save every receipt
Hotel, meals, drying costs and replacement items all belong in the file.
What the state says about water claims
The Washington Office of the Insurance Commissioner says home policies are meant for sudden disasters, and that they usually cover sudden leaks if you report them to your insurer quickly and follow their recommendations. It also says insurers will not cover damage if you delay repairs, and that most policies do not cover gradual leaks that have gone on for long.
Once you file, the commissioner says your insurer has 30 days from the date you filed to inspect the damage. You may also choose your own contractor.
Drying a condo is different
Condos share floors, ceilings and walls, so water damage often crosses unit lines. A professional water mitigation crew maps moisture across the walls and ceilings of adjacent units, not just the room where the water first showed up.
Concrete floors and shared walls dry slowly. Equipment can run for several days, and noise and cords in a shared building need coordination with neighbors. Tell the building manager what to expect.
When a neighbor's leak is the cause
If water arrived from above, ask the neighbor for their insurance information and notify the association. Document that the water source is on their side before the leak is repaired. If the pipe belongs to the building, it may be an association matter instead.
Whether anyone is liable is a legal and insurance question that we cannot answer. We document the damage, and you can give that record to your insurer and your association.
Preventing leaks that cross unit lines
- Ask the association how often shared supply and drain lines are inspected and who is responsible for each.
- Replace washing machine hoses and check the water heater, and keep a drain pan with a leak detector under it.
- Know where your unit's shutoff valve is and make sure every adult in the home can find it in the dark.
- Give a trusted neighbor or the manager a way to reach you when you travel.
- Report slow drips to the manager, even small ones, and keep a record of the report.
If you must move out while the unit dries
Heavy drying equipment is loud and runs around the clock for several days. If your unit is uninhabitable, loss-of-use coverage may apply. Ask your insurer before you book a hotel, and save every receipt.
Tell the manager how long the equipment will run so neighbors are not surprised. Outlets in a shared building have limits, so crews often plan equipment around the circuits available.
Help for a condo loss
In a shared building the drying often crosses units, which is the work described under water mitigation. Removal of ruined materials is covered under water damage cleanup.
We take condo calls in Bothell and also in Lynnwood and Kirkland, where multifamily buildings are common.
The published industry reference for judging water categories and drying is the ANSI/IICRC S500 standard. It is a reference document, and citing it here does not claim any certification.
Common questions
It depends on your policy and on the cause. Policies are generally meant for sudden events. Read your policy, read the association's master policy and ask your insurer about your situation.
That depends on the source of the leak, your documents and the policies involved. Report the loss to your own insurer first and keep documentation.
The Washington insurance commissioner says a typical home insurance policy does not cover damage caused by flooding. Flood coverage is separate, so ask about it before you need it.
Ground-floor and garage-level units are exposed to water from above and from below. The risk depends on the building. Ask your association about drainage and past leaks.