Flood vs. water damage: what’s the difference?

• Flood is systemic: Flood events affect many properties at once, often catastrophically.
  This makes flood difficult to insure inside standard homeowner risk models.
• Water damage is localized: Burst pipes, appliance failures, or roof leaks usually impact one property at a time.
  These losses are more predictable and spreadable across a large policy base.
• Risk pooling: Standard home insurance relies on independent losses; flood violates that assumption.
  That’s why flood is carved out into separate policies (NFIP or private flood).

Flood isn’t excluded because it’s rare—it’s excluded because it’s correlated.

• Flood (generally excluded on home policies): Surface water entering from outside the structure.
  This includes overflow of rivers, storm surge, rapid accumulation of rainfall, or runoff.
• Water damage (often covered): Water originating inside the home or entering through a covered opening.
  Examples include burst pipes, accidental appliance discharge, or rain entering through storm-created openings.
• Multiple sources: Losses can involve both flood and non-flood water.
  In mixed-cause events, allocation becomes the central dispute.

Coverage follows the source of the water—not the damage it leaves behind.

• Exterior inspection: Grading, foundation openings, water lines, and debris patterns are examined.
  Water lines on walls often indicate direction and entry point.
• Interior damage patterns: Floor saturation, drywall wicking, and basement damage help identify origin.
  Uniform low-level damage often suggests flood; isolated damage may suggest plumbing failure.
• Weather and hydrology data: Rainfall totals, river gauges, and flood maps are reviewed.
  Objective data frequently overrides anecdotal descriptions.

Adjusters don’t ask “what broke?” first—they ask “where did the water come from?”

• Basement losses: Groundwater seepage is typically considered flood—even without visible surface water.
  This is one of the most common and costly misunderstandings.
• Concurrent causation: Heavy rain causes both roof failure and surface flooding.
  Policies handle concurrent causes differently; documentation is critical.
• Sewer backup vs. flood: Sewer backup endorsements may apply—but not if backup is caused by flood.
  The triggering event matters more than the final damage.

Most flood disputes aren’t about denial—they’re about classification.

• Photos before cleanup: Water lines, debris, and exterior conditions.
  Early cleanup without documentation can weaken a claim.
• Repair sequencing: Itemized invoices separating flood-related work from non-flood repairs.
  This separation is required when multiple policies apply.
• Elevation certificates: Often requested for flood claims, especially under NFIP.
  These affect rating and sometimes claim interpretation.

In flood losses, paperwork isn’t a formality—it’s the framework of the claim.

• Early phase: Cause determination, inspections, and policy applicability.
• Mid phase: Damage scoping, repair estimates, and allocation between policies.
  Multiple adjusters may be involved.
• Later phase: Settlement, appeals, or supplemental claims as repairs uncover hidden damage.

Flood claims move at the pace of proof—not urgency.

Does homeowners insurance ever cover flood?
Generally no. Flood coverage requires a separate policy.

If rain enters through a broken window, is that flood?
Typically no—if the opening was caused by a covered peril.

Can I have both a flood and a homeowners claim?
Yes. In mixed-cause losses, each policy may respond to its portion.