J.L.
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My mom's basement apartment flooded with 3 inches of water from a busted hot water tank. Luckily, her tenants moved out 2 months ago so it's completely empty. The visible damage at this point is the tiles and dry wall are buckling and the carpet in 2 bedrooms are completely saturated. She wants me to come over tonight with my carpet shampooer and help pull up the water from the carpets, but I'm thinking that it would be best if she just filed a claim with the insurance company as I'm sure the 2X4s between the drywall are wet and will soon be molding and she can claim everything as damaged. My hope is that she call a contractor and just have insurance pay to have the basement fixed. I know they now make concrete drywall and I'm almost sure concrete 2X4s that she can have installed (just pay the difference in price?).
So, my questions are: Have you had water damage and claimed it under your home owners insurance policy? If so, did your rates go up? What steps would she need to do in order to get this moving? Should she call the insurance company first or a contractor? Her washer machine, dryer and heaters for the building have also been sitting in the water (she’s assuming for at least 24 -48 hours), so I’m thinking she should claim those as well. She thinks if she calls the insurance company, they will have someone come out to repair everything. I don't think it works that way. Does anyone have any reputable contractors you have used in the past who does great work and give her an estimate? She lives in Burbank, IL.
Thanks.
P.S. It's a 3 flat, she lives in the middle apartment, my uncle lives on the top floor and she usually rents out the basement.
I called my mom and read her the responses. She hung up with me and quickly called her insurance company and they are sending a water damage company to start removing the drywall carpets tiles and everything. Thanks everyone.
You guys are awesome! Thanks again!
.
I worked for a flood restoration company once. If your mother wants to make a claim she should call the insurance company first. They will send out an adjuster and s/he will determine what needs to be done. They will then send out a contractor who is specialized in such damages and they will quote the insurance company for the damage with a detailed scope of the work that needs to be completed.
I would recommend that she calls the insurance because of mold growth behind the drywall. Often they cut out the damaged drywall at the bottom and spray antimicrobial behind it. Also they usually pull out the carpet and dry it at their premises. The carpet pad gets removed and replaced.
She will have to pay the deductible amount but I don't know if the insurance rates will go up.
depends on the insurance company. Both my dad & my in-laws had insurance issues after making a claim. With my dad's claim after a robbery, his rates went up. With my in-laws's claim for storm damage, they lost their coverage. Scary, huh?
I would begin with her local agent & get that opinion first. Our homeowner's insurance does not cover water damage in "below" levels.
Yes, homeowner's typically covers this but some policies exclude mold. She needs to notify and get someone in there quick because mold can form quickly. I have filed twice for this in basement. The first time, the insurance company took their sweet time getting back to me, I didn't know the mold risk and ended up with a huge issue that required that I move out, the entire house be "remediated" for mold and replacement of dry wall, floors, everything. Thousands of dollars that the insurance company did pay as they were the ones that delayed in starting clean up. The other time was just a flooded basement. The insurance company did put a mold exclusion on my policy which they said they were doing for everyone - but this was also around the time of Katrina so it may very well not have been directed at me. I don't think with homeowner's they can raise your rates due to a claim, I think it's all pooled. And there was a huge increase for almost everyone I talked to after Katrina
Without knowing her insurance, my agent has always told me to call them first and they would help me decide what to do. I was told that if I just call the main number, even for an inquiry, that it would be treated like a claim. So, tell her to call your local agent first (if you have one) to see how it might affect future rate changes. If this is her only claim in the past fews, it should not affect it, but as everyone else stated, you need to talk to someone soon. Don't worry about the contractor's just yet, it is more important to get the adjuster there first. He/she will decide what is covered. Your mom likely will have to choose and arrange the contractors and the insurance company will either cut her a lump sum check or pay the contractor invoices directly for approved work.
Good luck and hopefully things dry up soon.
C.
