Property claims: what typically happens next
Filing a property insurance claim is rarely something people do often—and that unfamiliarity is where most stress comes from. Once the loss occurs and the claim is reported, the process shifts quickly from “what just happened?” to inspections, estimates, timelines, and paperwork that many homeowners didn’t know existed.
This guide walks through what usually happens after a property claim is filed, focusing on site-built homes, condos, and mobile homes. While every claim is unique, the sequence below reflects how most standard property claims move from first notice to final resolution.
Reporting the claim and opening the file
Everything begins with reporting the loss. This creates the official claim record and starts the clock.
- How to report: Claims are typically filed online, through a carrier’s claims number, or with your agent.
- What you’ll be asked: Date of loss, cause of damage, affected areas, photos if available, and whether the home is livable.
- Claim number: Once opened, you’ll receive a claim number—save it. It will be used on all documents and correspondence.
Reporting promptly matters. Delays can complicate coverage decisions, especially for water, wind, or roof claims.
The claim doesn’t begin when repairs start—it begins the moment the loss is reported.
Initial review and adjuster assignment
After the claim is opened, the carrier assigns an adjuster to investigate coverage and damage.
- Desk vs. field adjuster: Minor claims may stay virtual; larger or disputed losses usually require an on-site inspection.
- Contact timeline: Most carriers make first contact within 24–72 hours.
- Temporary measures: You may be instructed to prevent further damage (tarps, water extraction).
Emergency mitigation is expected—but permanent repairs should usually wait until the inspection occurs.
Adjusters investigate both coverage and cause—not just the visible damage.
Property inspection and damage assessment
The inspection is where scope, cause, and extent of damage are documented.
- What’s inspected: Roof, exterior, interior rooms, mechanical systems, and any related structures.
- Photos & measurements: Adjusters document everything used to write the estimate.
- Multiple parties: Contractors, engineers, or specialists may attend depending on complexity.
For condos, the adjuster will also determine what is covered by the HOA master policy versus the unit owner’s policy.
The inspection sets the foundation for the estimate—and disagreements usually start here.
Estimates, depreciation, and settlement structure
Once the inspection is complete, the carrier prepares an estimate and explains how payment works.
- Initial estimate: Based on carrier pricing software and visible damage.
- Actual Cash Value (ACV): Initial payment after depreciation is deducted.
- Recoverable depreciation: Paid later once repairs are completed (if Replacement Cost applies).
The first check is rarely the final check. Supplements are common once repairs begin.
Settlement structure matters more than the first dollar amount.
Contractors, timelines, and supplements
Repair timelines depend on damage severity, material availability, and local labor conditions.
- Choosing a contractor: Homeowners usually choose; insurers do not require preferred vendors.
- Supplements: Additional damage discovered during repairs can trigger revised estimates.
- Coordination: Contractor and adjuster communicate directly on scope and pricing differences.
Supplements are normal—they reflect hidden damage, not a “bad” initial estimate.
Loss of use and temporary housing
If the home is uninhabitable, Additional Living Expense (ALE) coverage may apply.
- Covered costs: Temporary housing, increased food costs, storage, and laundry.
- Documentation: Receipts are required—this is reimbursement-based coverage.
- Reasonableness: ALE covers increased costs, not lifestyle upgrades.
Loss of use keeps life functioning while repairs are underway.
What homeowners don’t expect
- Deductibles apply: Including percentage wind or hail deductibles.
- Coverage limits: Certain items (floors, roofs, code upgrades) may be capped or excluded.
- Time: Large claims can take weeks or months—especially after widespread disasters.
Most frustration comes from expectations—not from the process itself.
Agent, adjuster, and homeowner responsibilities
Knowing who does what reduces confusion and speeds resolution.
- Adjuster: Determines coverage, investigates damage, issues payments.
- Agent: Helps explain coverage and process, but does not control claim decisions.
- Homeowner: Chooses contractors, documents losses, approves repairs.
Claims work best when each party stays in their lane.
Claims are a process, not a moment
Property claims unfold in stages—reporting, inspection, estimating, repairing, and final settlement. Understanding what typically happens next removes much of the anxiety and allows homeowners to make better decisions throughout the process.
The best claims outcomes come from preparation, documentation, and patience.