Water came in from outside – rising water, surface water, a storm that pushed it through the doors. The first thing to know: a standard homeowners policy does not cover this. Flood is a separate policy, usually through the National Flood Insurance Program (NFIP) or a private flood carrier, and those claims play by different rules. Here’s what to do today, what flood insurance usually covers, and where flood 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 flood
- Stay safe. Don’t wade into standing water – it can be electrified or contaminated. Don’t go back in until officials say it’s safe.
- Report the claim to your flood carrier. If you have an NFIP policy, it’s usually serviced by a private company – the name is on your policy. Get the claim number and write down every call.
- Photograph and video everything before you clean. The water line on walls inside and out, every wet room, damaged contents, mechanicals, and the outside of the house. Then start pumping and drying – your policy requires you to prevent more damage, including mold.
- Keep damaged items until the adjuster sees them, or document them thoroughly before disposal – especially anything with contamination. Photograph serial plates on appliances, furnaces and water heaters.
- Save every receipt: pumping, fans, dehumidifiers, tarps, hotel, meals.
- Watch the proof of loss deadline. NFIP claims carry a strict, written proof of loss deadline. Missing it can sink an otherwise valid claim – this is one of the first things we check.
What flood insurance usually covers – and what it doesn’t
NFIP policies insure the building and your contents as separate coverages, each with its own limit and deductible. Building coverage handles the structure, built-in appliances, electrical, plumbing, HVAC and permanently installed finishes. Contents coverage handles furniture, clothing and personal property – paid at actual cash value, with depreciation taken out. Private flood policies vary more and can be broader.
The exclusions surprise people. NFIP pays no additional living expenses – no hotel, no rent while you’re displaced. Basements are covered on a limited basis: equipment like the furnace, water heater and electrical panel, but usually not finished walls, flooring or contents stored down there. Decks, landscaping and pools are excluded. And NFIP’s definition of “flood” is technical – water has to inundate normally dry land, generally affecting two or more acres or two or more properties. Sewer backup and sump overflow are a different coverage entirely, usually an endorsement on your homeowners policy.
Where flood claims get underpaid
- Scope of damage. Adjusters working storm after storm move fast. Cabinets that swelled, subfloor that stayed wet, insulation in the walls, wiring that sat in water – these get scoped light or skipped.
- Depreciation on contents. Everything you own gets depreciated at once, and it’s often taken too heavily.
- Basement calls. Whether your basement items fall under the limited basement coverage or full coverage is a fight that decides real money.
- Mold and second-visit damage. Water that sat for days causes damage the first scope didn’t predict. Supplements after the first payment are normal and expected.
- Contamination. Floodwater is not clean water. Materials that absorbed it often need replacing, not cleaning – and that’s frequently disputed.
Why flood claims get denied
The usual reasons: the carrier says the water didn’t meet the NFIP definition of a flood, calls it earth movement or hydrostatic pressure instead, points to pre-existing damage or wear, or the proof of loss came in late or incomplete. Some denials are right under the policy. Some aren’t. 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 on a flood claim?
A public adjuster is licensed by the state to represent the policyholder. We document the full scope, build the line-item estimate and contents list, prepare the proof of loss properly and on time, and negotiate with the carrier or the NFIP servicing company for you.
It usually makes sense when:
- Water ran through multiple rooms or floors
- You’re fighting over what’s covered – basement, contents, contamination
- The estimate looks light or the claim was denied
- You don’t have the time or the stomach to run an NFIP claim yourself
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 flooding in NY, NJ, PA or CT?
No. Standard homeowners policies exclude flood – rising or surface water from outside. You need a separate flood policy through the NFIP or a private flood carrier. Water from inside, like a burst pipe, is different and is usually covered by the homeowners policy.
Does flood insurance pay for a hotel if I can’t stay in my house?
NFIP policies do not include additional living expenses. Some private flood policies do. Check your policy – and ask before you assume either way.
Is my basement covered by flood insurance?
Only on a limited basis under NFIP: essential equipment like the furnace, water heater, electrical panel, and some cleanup. Finished walls, flooring and contents in a basement are usually not covered. Private policies vary.
My flood claim was denied. What now?
Get the denial in writing and read the policy language it relies on. Denials turn on definitions – flood vs. earth movement vs. backup – and on deadlines, and both can be challenged with documentation. A public adjuster can review it.
Can I hire a public adjuster for an NFIP claim?
Yes. You can hire a public adjuster at any point in an NFIP or private flood claim, including after a first payment, as long as you’re within your policy’s deadlines.
Talk to a licensed public adjuster
Had flood 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