Few things cause a landlord’s heart to sink faster than a call about a burst pipe. It’s a sudden disaster that brings immediate water damage, tenant disruption, and the start of a complicated cleanup and repair process. Knowing what to do in the first few hours is critical to managing the situation effectively and minimizing the long-term impact on your property and your investment.
Fortunately, this is precisely why you have landlord insurance. The immediate question that arises is, what does landlord insurance cover when it comes to a burst pipe—from the pipe repair itself to the extensive water damage and even lost rent? This guide provides a complete, step-by-step walkthrough of the claims process, ensuring you take the right actions to get your property restored and your finances back on track.
How to File a Landlord Claim After a Burst Pipe
Discovering a burst pipe in your rental property requires immediate and decisive action. Water damage happens fast, and a methodical approach to the cleanup and claims process is essential to protect your investment. Follow these in-depth steps to navigate the situation effectively.
Step 1: Stop the Water Flow and Ensure Safety
Your immediate priority is to control the emergency and prevent further damage.
The most critical first step is to locate and shut off the main water valve to the property. This immediately stops the flow of water and is the single most effective way to limit the damage.
Water and electricity are a dangerous combination. Go to the circuit breaker panel and shut off the power to all affected areas of the property to eliminate the risk of electrocution.
Inform your tenants about the situation, the steps you are taking, and any safety precautions they need to follow. Their cooperation is key.
Step 2: Meticulously Document Everything
Before any significant cleanup begins, thoroughly document the scene. This evidence is the foundation of a successful insurance claim.
Take Extensive Photos and Videos
Use your smartphone to capture comprehensive visual evidence.
- Wide Shots: Take videos and photos of every affected room from multiple angles to show the overall scale of the flooding.
- Close-Ups: Get detailed shots of the source of the leak (the burst pipe), the high-water mark on walls, damaged flooring, soaked drywall, and any of your personal property (like appliances) that has been damaged.
- Video Walk-Through: Record a continuous video where you walk through the damaged areas, narrating what you see. This can capture details that still photos might miss.
Create an Inventory of Damaged Property
Go room by room and make a detailed list of all items and structural elements that were damaged. Include:
- Structural Items: Drywall, insulation, flooring (carpet, laminate, hardwood), baseboards, cabinets, and vanities.
- Landlord's Personal Property: Refrigerators, stoves, washers, dryers, or any other appliances you own.
- Details: For each item, note its condition, approximate age, and estimated replacement cost.
Step 3: Mitigate Further Damage (Professional Water Extraction)
Most insurance policies have a "duty to mitigate" clause, meaning you are required to take reasonable steps to prevent the damage from getting worse. For water damage, this is non-negotiable.
Immediately contact a certified water damage restoration company. Their rapid response is critical to preventing secondary damage like mold growth, which can be much costlier to fix.
These professionals will use specialized equipment to handle the situation:
- Water Extraction: Industrial-grade pumps and vacuums to remove standing water.
- Drying and Dehumidifying: High-volume air movers and dehumidifiers to remove moisture from the air, floors, walls, and cavities.
- Antimicrobial Treatment: Application of agents to prevent mold and mildew growth.
Save every invoice and receipt from the restoration company. These mitigation costs are almost always a reimbursable part of your insurance claim.
Step 4: Contact Your Insurance Company
Once the immediate emergency is under control, it's time to formally start the claims process.
Contact your insurance agent or the company's claims hotline to report the incident. Be prepared to provide your policy number, the property address, and the date the damage occurred. You'll also need to give a clear, factual description of the incident and mention any recent home renovations, as these can impact your coverage.
During this call, the insurer will assign you a claim number and provide the name of the claims adjuster handling your case. This number will be your primary reference for all future communication.
Step 5: Prepare for and Meet the Claims Adjuster
The claims adjuster works for the insurance company and is responsible for assessing the damage and determining the settlement amount.
Always be on-site when the adjuster visits. This allows you to guide them through the property and point out all the damage, ensuring nothing is missed.
Give the adjuster copies of all your photos, videos, the damage inventory, and the invoices from the water mitigation company. Keep the originals for your records.
Be prepared to explain what happened and the steps you took to control the situation.
Step 6: Understand Your Coverage for Water Damage
It's vital to know what your policy typically covers in a burst pipe scenario—and what it doesn't.
- What's Usually Covered:
- Resulting Damage: The cost to repair or replace property damaged by the water (e.g., drywall, flooring, cabinets).
- Water Mitigation: The bills from the professional restoration company.
- Mold Remediation: If mold develops as a direct result of the covered water loss.
- Loss of Rent: If the unit is uninhabitable during repairs, this coverage reimburses you for the rental income you lose.
- What's Usually NOT Covered:
- The Pipe Itself: The cost to repair the actual section of pipe that burst is often considered a maintenance issue and is not covered.
- Slow Leaks: Damage that occurs gradually over time from a slow, persistent leak is typically excluded from coverage. The key is that the damage must be from a "sudden and accidental" discharge of water.
Step 7: Get Independent Contractor Bids
Never rely solely on the adjuster's estimate.
Contact at least two reputable, licensed contractors to get detailed, itemized estimates for all the work needed to restore the property to its pre-loss condition.
These independent estimates are your most powerful tool. If the insurance company's settlement offer is lower than your contractor bids, you have the evidence needed to negotiate for a fair and complete settlement.
By following these steps, you can turn a chaotic, stressful event into a manageable process, ensuring you receive the full and fair settlement you are entitled to under your policy.
The Right Insurance Turns a Disaster Into a Process
Handling a claim after a burst pipe is overwhelming. It’s a time when you truly see the value of your insurance policy—or discover its gaps. Obie offers landlord insurance designed for property investors, providing comprehensive coverage for water damage and, crucially, loss of rental income. With a straightforward claims process, we help you get your property and your income back on track, faster. Don't wait for an emergency to check your coverage.
Get a free, instant quote from Obie and ensure you’re protected.
FAQs about Filing A Landlord Insurance Claim After a Burst Pipe
Does landlord insurance cover burst pipes?
Yes, most landlord insurance policies cover sudden and accidental water damage caused by a burst pipe. This usually includes damage to walls, flooring, and appliances, as well as water mitigation costs and loss of rental income. However, the cost to repair the actual pipe itself is typically not covered.
Does landlord insurance cover water damage from slow leaks?
No. Landlord insurance generally excludes gradual damage from slow or repeated leaks. Coverage usually applies only to sudden and accidental events, like a pipe bursting unexpectedly.
Will landlord insurance cover mold after a burst pipe?
Yes, if mold develops directly as a result of a covered water damage event (such as a burst pipe), most policies will cover mold remediation. However, if mold growth stems from poor maintenance or an unrepaired slow leak, it is usually not covered.
Does landlord insurance cover loss of rent after water damage?
Yes. If the property becomes uninhabitable due to water damage from a burst pipe, loss of rent coverage will reimburse you for missed rental income during repairs. You’ll need to provide a lease agreement to verify the rental amount.
Are emergency water mitigation costs reimbursed?
Yes. Insurers usually cover the cost of professional water extraction, drying, and mold prevention as long as you provide receipts. Taking quick action is part of your “duty to mitigate” further damage.
How long does it take to settle a water damage claim?
The timeline varies based on the extent of the damage. Minor claims may be settled in a few weeks, while major water damage claims often take one to three months. Prompt documentation and independent contractor estimates can speed up the process.
.svg){kind=icon}