Water Damage Insurance in BC: What’s Covered vs Not Covered

What Water Damage Is Usually Covered

• Burst pipes and fittings from sudden failure or freezing.
• Appliance failures such as washing machine, dishwasher, fridge line, or water heater ruptures.
• Accidental overflows from tubs, sinks, toilets (clean water) when truly sudden.
• Storm-driven roof leaks when wind or impact suddenly damages the roof and water enters.
• Resulting damage to floors, walls, and contents from a covered event.
• Additional Living Expenses (ALE) when your home is not livable during repairs (policy limits apply).
• Mold remediation when mold is a direct result of a covered water loss and promptly addressed.

What Is Commonly Not Covered

• Overland water and flooding from outside (surface water, rivers, heavy rain entering at ground level) unless you purchased the optional endorsement.
• Sewer backup without the sewer backup add-on endorsement.
• Gradual leaks and seepage including failure to maintain caulking, grout, or roofs.
• Condensation and humidity issues from poor ventilation or high indoor moisture.
• Pre-existing damage or long-term deterioration.
• Excluded areas/materials specified in your policy or endorsements.

Condos, Tenants, and Landlords in BC

• Strata/condo: The strata often covers building components and common property; owners are typically responsible for unit finishes and contents. A “strata deductible” assessment may apply for certain claims.
• Tenants: Tenant insurance generally covers personal belongings and ALE; building repairs are the landlord/strata’s responsibility.
• Landlords: Landlord policies focus on the structure and may exclude tenant belongings; require tenants to carry their own insurance.

First 24 Hours: Claim-Smart Actions

• Stay safe around electricity and wet floors; turn off affected breakers if needed.
• Stop the source by shutting the main valve or isolating the fixture.
• Document everything with wide and close photos and short videos before moving items.
• Move valuables and lift furniture onto blocks; save receipts for emergency materials.
• Start basic mitigation if safe: wet/dry vac, set a dehumidifier, keep windows closed during drying.
• Call your insurer to open a claim and obtain a claim number.
• Contact a certified restoration company for a claim-ready estimate and moisture readings.

How to File a Water Damage Claim in BC

• Call your insurer, explain what happened, and note your coverages and deductibles.
• Provide initial photos, a simple timeline, and any emergency invoices.
• Meet the adjuster on site with your restoration contractor for a clear scope.
• Review the line-item estimate; ask about materials, repair options, and policy limits.
• Approve mitigation promptly to prevent secondary damage and keep the claim on track.
• Track changes with supplements if hidden damage appears behind walls or floors.

Photos, Logs, and Proof Insurers Like

• Before, during, and after photos and short videos of each room.
• Moisture meter readings and a daily humidity log.
• Receipts for pumps, fans, dehumidifiers, tarps, and emergency work.
• Room-by-room item list of damaged contents with approximate values.
• A simple timeline of events and who did what, when.

Price Details: Mitigation and Rebuild (CAD)

Every loss is unique. The ranges below help you plan and discuss options with your adjuster and contractor. We provide clear, claim-ready, line-item estimates after a site visit in Vancouver, West Vancouver, and North Vancouver.

Want a precise number? We can inspect, measure moisture, and provide a same-day estimate that aligns with insurer expectations. Call +1 604-800-3900.

Typical Restoration Timeline

• Day 0–1: Emergency extraction, protection of contents, initial documentation.
• Day 1–4: Structural drying with daily monitoring; selective demolition if needed.
• Day 4–7: Drying wrap-up and cleanliness verification.
• Day 7+: Repairs and rebuild (time varies by scope and materials).

Prevention Tips That Can Lower Risk

• Clean gutters and extend downspouts 6–10 ft away from the foundation.
• Test sump pumps before the rainy season; consider backup power.
• Replace failing caulking and seals; repair small roof and flashing issues early.
• Insulate cold spots and keep indoor humidity near or below 50%.
• Install leak detectors under sinks, behind appliances, and near water heaters.
• Know your main water shut-off valve location.

FAQs

Does home insurance in BC cover a burst pipe?

Yes in many cases burst pipes are considered sudden and accidental and are typically covered subject to your deductible and limits.

Is sewer backup covered?

Only if you have the sewer backup endorsement. Without it backup damage is commonly excluded.

Is overland flooding covered?

Not in most basic policies. You usually need an optional overland water endorsement for coverage.

Will my policy pay for mold removal?

Often only when mold is a direct result of a covered water loss and when you report and mitigate promptly. Gradual mold from humidity or long-term leaks is usually excluded.

In a condo who pays for water damage?

The strata typically handles building components and common property. Unit finishes and contents are generally the owner’s responsibility, and a strata deductible assessment may apply depending on the incident.

Need Claim Help or a Fast Estimate?

VR Plus Restoration provides 24/7 water extraction, structural drying, and mold remediation in Vancouver, West Vancouver, and North Vancouver. We create insurer-friendly estimates, moisture logs, and photo packages to help your claim move smoothly. For free advice or immediate service call +1 604-800-3900 or learn more about our core services: Water Damage Restoration and Mold Remediation.

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