WATER DAMAGE CLAIMS

Sudden or gradual

Most homeowners policies cover sudden and accidental water damage, such as a burst pipe or a failed supply line. Many exclude damage from a leak that continued over time, from wear, or from lack of maintenance. Insurers often deny water claims by calling a sudden leak a long-term one.

Flood is a separate policy

Water that rises from outside, such as storm surge or river flooding, is flood. Most homeowners policies exclude flood; flood coverage comes from a separate policy, often through the National Flood Insurance Program. Under S.C. Code § 38-75-755, your insurer must disclose whether flood is covered. When a storm brings both wind and water, insurers may attribute damage to the excluded flood. Wind-driven rain through a damaged roof is a different cause from rising water.

Mold after water damage

Many policies limit mold coverage to a set dollar amount, and § 38-75-755 requires insurers to disclose mold coverage. Fast drying and documented mitigation matter. See mold and mitigation claims.

What to do

• Stop the water and call a mitigation company. Keep the invoices and moisture readings.
• Photograph the source, such as the failed pipe or fitting, and keep the part.
• Report the claim in writing and ask for the adjuster’s estimate.
• Get a plumber’s written statement on the cause.

See also denied claims and claim deadlines.

Common reasons water claims are denied

• “Continuous or repeated seepage” over weeks or months.
• Wear and tear, rust or deterioration of the pipe or fixture.
• Flood or surface water.
• Mold above the policy’s mold limit.
• Vacancy: some policies limit water coverage when a home has been vacant for a set time.

Frozen and burst pipes

Freezes are uncommon in South Carolina but do happen. In January 2026, a severe winter storm led to a federal disaster declaration for Greenville, Oconee and Pickens counties (FEMA DR-4908). Many policies cover a burst pipe from freezing if you kept the home heated or shut off and drained the water. Read the freezing condition in your policy.

Condo and HOA water claims

When water from one unit damages another, or a common pipe fails, the claim can involve the association’s master policy, each owner’s unit policy and the governing documents. Who pays for what depends on all three. See condo and HOA claims.

Storm water through a damaged roof

Rain that enters through a roof or window opened by wind is generally treated as wind damage, not flood. Document the opening and the timing of the storm. See roof damage claims and hurricane claims.

Questions about a claim? Call 843-284-5790 or request a case review.

This page is general information about South Carolina law, not legal advice. Reading it does not create an attorney-client relationship. Every claim depends on its own policy and facts.