Top Items to Focus On
As you will see, water claims account for a large portion of losses for insureds and an inspection can identify most of these issues before they result in a claim
Photos
Basements, hot water tanks and under sinks are great places to get photos of pipes
Take photos of the wash machine hose and they should be stainless steel
Supply lines under the sinks are good photos and look for age decay and replace after 15 years
Inspection Prep
None needed
To establish your focus for inspecting plumbing related elements of a property, you need to have an idea (as usual) of what is important to the insurance company. So let's ask this question: Does homeowner insurance cover damages caused by a plumbing problem?
Answer: It is not immediately clear! Factors that the insurance company takes into account are: is it a pressured line, a drain line, within the foundation, below the surface of the ground, is it intermittent, seeping, leaking, flowing, etc… Generally speaking if it is a small dripping leak it will not be covered by most insurance policies. If it has been occurring over a long period of time it will not be covered. In most situations it would be covered if the water loss was sudden and accidental and from a pressurized supply line.
Water Damage: Seven Home Insurance Scenarios
From: Insure.com
Water damage is one of the most common reasons people make claims on their home insurance. Burst pipes, leaky appliances and flooded basements often lead people to discover the details of their home insurance policies.
“Water damage and homeowners policies can be a volatile issue in many ways,” says Don Griffin, vice president of personal lines at the Property Casualty Insurers Association of America, a trade group. “Generally, the damage caused by water will be covered, but whatever causes the damage say, a leaking dishwasher hose may not be.”
Although insurance companies may pay to replace a carpet damaged by your dishwasher leak, you probably have to replace or repair the hose at your own cost. If a sudden, unforeseen problem such as a frozen pipe leads to water damage, your home insurance covers repairs to both the broken pipe and your home and furnishings.
Here are common water-damage scenarios and their insurance consequences:
Scenario No. 1: The temperature drops to 10 below zero, causing your water pipes to freeze and burst. Your floor is now covered in 6 inches of water
Are you covered? Yes, you’re covered for water damage from burst pipes, but most policies won’t cover you if you’ve left the house unoccupied and without heat. If that’s the case, your claim could be denied because you’ve failed to perform the necessary upkeep that would prevent the accident.
Scenario No. 2: Water leaks from your backyard pool, ruining your manicured lawn and flooding your basement
Are you covered? The damage to your basement and your personal property are covered, but not the damage to your lawn. According to a sample policy, “We do not cover land, including land on which the dwelling is located.” However, your lawn is covered if it’s damaged by certain “named perils.” These include fire, explosion, riot, aircraft, vehicles not owned by you and vandalism. The amount of coverage for lawns and plants is small usually only up to $500. Swimming-pool leaks are not a named peril. But if your leak was caused by a tree falling on the pool, it would be covered.
Scenario No. 3: Your washing machine overflows, flooding the basement
Are you covered? Yes. But it depends on your home insurance company view of the problem: Did you fail to maintain the washer properly or did sudden, accidental damage cause the flood?
“Most of the time, if an appliance breaks and water goes all over, insurance covers it. In the case of a washing machine, you might need to purchase replacement parts out of your own pocket because they were not maintained correctly, but the damage to your basement is covered,” says Griffin.
Scenario No. 4: A sewer backs up, flooding your basement
Are you covered? No. Standard home insurance policies don’t cover sewer backups, and many specifically exclude damage from sewer back-ups. Special endorsements are available, at added cost, for sewers and drains.
Scenario No. 5: Water seeps from the ground into your basement, damaging your foundation and interior
Are you covered? No. Seepage is considered a maintenance problem, not “sudden and accidental” damage, and is excluded from home insurance coverage.
Scenario No. 6: During a heavy rainstorm, water leaks through your roof. The roof is damaged, as is furniture
Are you covered? Somewhat. You’re unlikely to be reimbursed for roof repairs because that’s a house-maintenance issue. But the water damage to your home is covered.
If your neighbor’s tree falls on your roof, the damage to your roof, home and belongings is covered. Your policy also reimburses you up to a certain amount, usually around $500, for the cost of removing the tree.
Scenario No. 7: A nearby lake or river overflows its banks, causing a flash flood in your living room
Are you covered? No. Flood damage is not covered by home insurance. You must purchase flood insurance for that. You can purchase flood insurance as long as your community participates in the National Flood Insurance Program.
Insurance adjusters have ranked the 10 most common, yet preventable, homeowners claims. Five of them – that’s half the list – are plumbing related. This should guide your inspection process.
Burst Washing Machine Hose
Plastic or rubber washing machine hoses eventually leak and even burst. Three bad combinations here: The machine jars and jumps; the lines get hot and cold repeatedly; laundry rooms are typically located in low-traffic areas, meaning it may go unnoticed a while. Damage is often extensive and expensive, which is why it’s ranked #1.
Precaution: Plastic hoses should be replaced at least every three years, and frequently inspected for leaks.
Slow Leaks Around Tub/Shower Grout and Edges
Grout and caulking decay over time, and cracks can develop. Water seeps into walls and floors little by little causing tub and shower pans to corrode or to actually sink due to softening wood supports. The problem greatly accelerates as more water intrudes, leading to major repairs in plumbing, carpentry, tile work and more. Insurance rarely covers these expenses.
Precaution: Make sure that all water from the shower or bath stays there. This means securing shower doors and tightly closing curtains. Also, frequently inspect and repair seals. A little time now can save thousands of dollars later.
Toilet Seal Leaks
If your toilet wobbles it could mean that the seal is worn, or that it was improperly installed. Since the seal prevents sewage gases and other wastes from leaking into your home, this is not just a costly repair, it's a health issue. We're not talking maybe here; sewer gases are a health risk and not to be taken lightly. Get this fixed.
Precaution: Periodically check the base of the toilet for water. If a leak is present, have it repaired immediately.
Refrigerator Water-Supply Line Leaks
The small water line that goes from your refrigerator called a capillary line can easily become kinked. Plastic lines also become brittle from use, which leads to leaks. These leaks are rarely noticed but can cause extensive damage to the walls, floor, and cabinets around the refrigerator.
Precaution: If lines become brittle, replace them as soon as possible. Be sure to check metal lines for crimps or kinks that can cause the line to form a leak.
Hot Water Tank Leaks
When was the last time you thought about your hot water tank? Probably not any time in the recent past unless you had a problem or repair. Since hot water tanks develop leaks and rust as they age, this out of sight, out of mind mentality can lead to major home damage. Sometimes, you begin to notice that you run out of hot water more quickly, indicating poor performance or maybe sediment in the tank. Both indicate a service or replacement need.
Precaution: Periodically check for water damage in the flooring around your hot water heater. If your water heater was installed more than five years ago, a qualified technician should check it at least annually. It may only need cleaning and servicing. (Some companies replace these prematurely.) We can also perform any repairs to be certain that your home does not incur any major damage.
According to data from the Insurance Information Institute, water damage and freezing-related claims are the second most common type of insurance claim filed by homeowners, accounting for approximately 22% of all claims. This includes claims related to damage caused by burst pipes, leaks, and flooding. Water damage claims can be costly for insurance companies and policyholders, with the average cost of a water damage claim estimated at $10,234 according to the same source.
There are several types of plumbing pipes that have been used over the years, each with its advantages and disadvantages. Here are some common types of plumbing pipes and their pros and cons:
Galvanized steel pipes:
These pipes were commonly used before the 1960s. They are made of steel coated with a layer of zinc to prevent corrosion.
Pros: Durable and can withstand high water pressure.
Cons: Prone to rusting and corrosion over time, leading to reduced water flow and discoloration of water.
Copper pipes:
Copper pipes have been used since the 1930s and are still popular today. They are available in two types: rigid and flexible.
Pros: Durable, long-lasting, and resistant to corrosion. They also do not affect the taste of water.
Cons: Expensive compared to other materials, and may require specialized tools and expertise to install.
PVC pipes:
PVC pipes are a newer material introduced in the 1950s. They are commonly used for drain lines, vent lines, and waste pipes.
Pros: Affordable, lightweight, and easy to install. They are also resistant to chemicals and corrosion.
Cons: May not be suitable for hot water supply and may warp or melt when exposed to high temperatures.
CPVC pipes:
CPVC pipes are similar to PVC pipes but are designed to withstand higher temperatures. They are commonly used for hot water supply lines.
Pros: Durable, long-lasting, and affordable. Can withstand high temperatures without warping or melting.
Cons: May not be as resistant to chemicals as PVC pipes.
PEX pipes:
PEX pipes are a newer type of plastic piping introduced in the 1970s. They are commonly used for both hot and cold water supply lines.
Pros: Easy to install, flexible, and resistant to freezing. They are also affordable compared to copper pipes.
Cons: May not be suitable for outdoor use as they are sensitive to UV light and may deteriorate over time.
ABS pipes:
ABS pipes are a type of plastic piping commonly used for drain, waste, and vent pipes.
Pros: Affordable, lightweight, and easy to install. They are also resistant to chemicals and corrosion.
Cons: May not be suitable for hot water supply and may warp or melt when exposed to high temperatures.
Active Water Leaks
Active water leaks are a serious issue. You should inform the insured if they are not aware of it.
Recommendation: There was a water leak noted at [ Specify Area(s) ] which should be immediately repaired to reduce property hazard.
Galvanized Plumbing
Galvanized or iron pipes were used for water pipes up through the 1960s. Due to their tendency to corrode, they can become very unstable and prone to rupture over time. Typically, we will recommend for galvanized water pipes to be replaced.
Recommendation: The old galvanized plumbing should be replaced with new plumbing to reduce the property hazard.
Heat Tape
Heat tape is a a fire hazard and its use outweighs the advantages. Improperly installed heat tape (overlapping the heat tape, putting insulation over it or not replacing the tape after a year or two) causes thousands of fires a year. Heat tape is typically a band aid solution to a larger problem of inadequate heat and protection.
Recommendation: The heating tape at [specify area] should be removed as it presents a fire hazard.
Frozen Pipes or Potential for Frozen Pipes
If you identify water pipes in unheated areas, there is a potential for frozen and burst pipes. Correcting the situation can be done by heating the area, insulating the pipes, re-routing pipes to a heated area or draining the pipes.
Recommendation: The plumbing in the [specify area] is exposed and could freeze. Corrective actions should be taken to reduce the occurrence of frozen or burst pipes.
Unsupported Pipes
Plumbing pipes that are not properly supported can produce stress on the end connections which can eventually fail. The pipes should be strapped and or properly anchored to the bottom of the floor structure to reduce this stress load and to prevent any other possible damage by entering and accessing the crawlspace area.
Recommendation: The pipes at (specify area) should be properly supported to reduce the property hazard.
Older Washing Machine Hose
Burst washer machine hoses are a leading cause of insurance claims. Typically, we have not inspected these. However, when possible, look for and evaluate the condition of the washer hoses. Take photos if they appear to be older, corroded , leaking or defective in any way.
Recommendation: The deteriorating washing machine hoses should be replaced to reduce the property hazard.