Water Leak at Home? Don't Make This Critical First Mistake
A leak is a crisis, but a denied claim is a disaster. Here is what to do in the first 60 minutes.
In BC, water damage is the #1 cause of home insurance claims. Most homeowners�?first instinct is to panic-call their insurance broker. While that seems logical, it’s actually a mistake that could lead to a denied claim. Your insurance policy contains a "Mitigation Clause," which legally requires you to take immediate action to prevent further damage. If you sit and wait for an adjuster while water pools on your hardwood, the insurer can argue you were negligent.
Stop the Flow First, Call Later
The second you find a leak, your only goal is to shut off the water. Ensure everyone in your household knows where the Main Shut-off Valve is. If you live in a condo, close the angle valves under the sink or toilet immediately. If the source isn't clear, contact your property manager to shut off the building's riser. The insurance company doesn't care who you called first; they care about how fast the water stopped.
Protect Your Belongings (The "Safe Zone")
Once the water is off, don't wait for permission to move things. Move dry furniture, electronics, and valuables away from the affected area. For standing water, start cleaning it up with towels or a shop-vac (if safe). Crucial Tip: Never throw away the part that failed (e.g., the burst pipe or the cracked hose). That is your "Exhibit A" for the adjuster.
Documentary Evidence: Full View + Details
Before you dry everything out, use your phone to record high-definition video and photos. Capture the "big picture" of the flooded rooms and the "small details" of the source. BC adjusters rely heavily on visual proof. If the carpet is soaked, show the depth of the water. If the ceiling is dripping, record the frequency of the drips.
Be Careful with Restoration Contracts
Emergency restoration companies often arrive quickly with a contract in hand. Do not sign a long-term restoration or rebuild agreement until your insurance company has confirmed coverage. You can authorize them to perform "emergency mitigation" (like water extraction and industrial drying), but any major demolition or reconstruction should wait for your adjuster’s approval to avoid out-of-pocket expenses.
Summary: Shut the valve, dry the area, document the evidence, and then call your insurer.