A pipe let go and there’s water in the house. Here’s what to do today, what your homeowners policy usually covers, and where water claims get underpaid. We’re GB Claims, a licensed public adjuster working for homeowners across Rockland, Westchester and Orange counties, the NYC metro area, and throughout New York, New Jersey, Pennsylvania and Connecticut. We work for you, not the insurance company. That also means no kickbacks from contractors or mitigation companies – you are the only person we work for.
One thing before anything else: call us before you file the claim. You can call us after too – but it makes a huge difference whether we file it for you or it goes in without us. Filing it the wrong way is a common mistake that costs real money, and it happens for no good reason. Get us in first and it gets filed correctly.
What to do in the first 24 hours after a burst pipe
- Stop the water. Shut the main valve. If you can’t find it, call a plumber or your water utility. If water is near outlets, panels or appliances, shut the power to that area.
- Take photos and video before you clean. Every wet room, the ceiling, the floor, the broken pipe, the water line on the walls, and anything soaked. Keep the broken piece of pipe or fitting. It may matter later.
- Report the claim to your carrier. Get the claim number and write down who you spoke to and when.
- Protect the property. Your policy requires you to prevent more damage. Get water pumped out and drying started. Keep every receipt: plumber, water extraction, fans, dehumidifiers, tarps, hotel.
- Don’t throw out damaged items until they’re documented. Photograph them, list them, and ask the adjuster before anything goes to the curb.
- Don’t sign anything you don’t understand. That includes a contractor’s “assignment of benefits” or a quick settlement offer.
What a homeowners policy usually covers for water damage
Most homeowners policies in these states cover sudden and accidental water discharge, like a pipe that bursts, a supply line that fails, or a water heater that lets go. That generally includes tearing out and replacing damaged drywall, flooring, cabinets and trim, the cost to dry the house, damaged personal property, and additional living expenses (ALE) if you can’t stay in the home. Landlords may have loss of rents coverage.
What’s usually excluded: long-term leaks and seepage, wear and tear, and flood from outside water (that needs a separate flood policy). Many policies also cover the cost to access the pipe but not the pipe itself. Your exact coverage depends on your policy language, so read the declarations page and the water sections, or have someone read them with you.
Where water damage claims get underpaid
These are the items we see missed or cut short most often:
- Hidden moisture. Water travels under flooring, behind cabinets, into wall cavities and down to the floor below. If it isn’t found with moisture readings, it isn’t in the estimate, and it can turn into mold later.
- Matching. When part of a floor or a run of cabinets is damaged, the undamaged part often can’t be matched. Carriers like to pay for “the affected area only.” Whether continuous flooring or matching materials are owed depends on your policy and the facts, and it’s worth pushing on.
- Drying and mitigation. Carriers often question drying days and equipment. Good moisture logs settle that argument.
- ACV vs. RCV. If you have replacement cost coverage, the first check is often actual cash value (with depreciation taken out). The rest (the “holdback”) is paid when the work is done, but only if you claim it within the policy’s time limit.
- Code upgrades. If repairs trigger current building code (electrical, for example), that cost may fall under ordinance or law coverage, if you have it.
- Contents. Soaked furniture, rugs, clothing and stored items get left off or undervalued.
- ALE and loss of rents. Hotel, meals over your normal cost, extra mileage, and lost rent for landlords are real money and often not claimed in full.
Why water damage claims get denied
The common denial reasons are “long-term leak,” “wear and tear,” “seepage,” or “failure to maintain heat” in freeze cases. Some denials are right under the policy. Some aren’t. The cause of loss is often the whole fight, and the evidence (the failed part, a plumber’s report, photos, moisture readings, timing) decides it. If you got a denial letter, read the exact policy language it quotes and don’t assume it’s final. We handle denied and underpaid claim appeals regularly – a denial is often where our work starts.
When does a public adjuster pay for itself?
A water damage public adjuster is licensed by the state to represent the policyholder on a property claim. We document the loss, write a full line-item estimate, and deal with the carrier for you.
It usually makes sense when:
- The damage runs through several rooms or floors
- The carrier’s estimate looks low, or skipped rooms or items
- The claim was denied or partly denied
- You don’t have the time to manage the claim yourself
It may not make sense for a small, simple claim the carrier is already paying fairly. We’ll tell you that straight.
Public adjuster fees are regulated state by state – in New York they’re capped at 12.5% of the recovery, and New Jersey, Pennsylvania and Connecticut have their own rules. The fee is always in a written contract before any work starts.
Frequently asked questions
Does homeowners insurance cover a burst pipe in New York, New Jersey, Pennsylvania or Connecticut?
Usually yes, if the pipe failed suddenly. The resulting water damage is typically covered. Long-term leaks, wear and tear and outside flooding usually are not. Your policy language controls.
Is the pipe itself covered?
Often not. Many policies cover the damage the water caused and the cost to reach the pipe, but not the pipe repair. Check your policy.
My water damage claim was denied. What now?
Get the denial in writing, read the policy section it quotes, and keep all your evidence. A denial can be challenged with better documentation of the cause and timing. A public adjuster can review it.
How long do I have to file?
Report it right away. Your policy sets deadlines for notice, proof of loss, and collecting replacement cost holdback. Check them early.
Do I need a public adjuster for a water damage claim?
Not always. It’s worth it when the damage is large, the estimate looks low, or the claim was denied. For a small claim the carrier is paying fairly, you may not need one.
Can I hire a public adjuster after the insurance company already paid?
Yes. A public adjuster can often reopen a claim with a supplemental claim if damage was missed or underpaid, within your policy’s time limits.
Talk to a licensed public adjuster
Had a pipe burst or water damage in NY, NJ, PA or CT? Call (845) 456-6699 or text (845) 422-4444. Tell us what happened and where the claim stands. We’ll tell you honestly whether we can help. We work only for you – never for the insurance company, and with no kickbacks from contractors or mitigation companies.
GB Claims LLC – Licensed Public Adjuster: NY, NJ, PA, CT