Who Pays for Water Damage? Renters, Landlords, HOAs, Neighbors and the City

Who pays for water damage in a shared building?

Each owner’s insurance usually pays for the part of the property that owner insures. A landlord’s policy covers the building, and a renter’s policy covers the renter’s belongings. The person who caused the leak may owe money too, and that is usually sorted out after the repairs.

• Your belongings: your renters or homeowner policy, if you have one.
• The building: the owner’s or landlord’s policy, or the association’s master policy in a condo.
• The cause: a sudden, accidental leak is usually treated differently from a gradual one (Washington Office of the Insurance Commissioner).

Renters: what should I do first?

Stop the water if you can, save your things, take photos, then tell your landlord in writing.

A landlord must keep plumbing and structural components in reasonable repair (RCW 59.18.060). A written notice gives you a clear record of when the problem was reported.

• Take photos and video of the damage before you move anything.
• Keep receipts for hotels, meals and any cleaning supplies you buy.
• Keep copies of every message to the landlord or property manager.

What are a Washington landlord’s repair duties for water leaks?

Washington landlords must keep plumbing and structural components in reasonable repair (RCW 59.18.060). That duty applies to the unit and the building systems the landlord controls.

A tenant who causes the damage, or whose guest causes it, is generally responsible for the repair. Ask the landlord to put its position in writing.

My apartment flooded from the unit above. Who pays?

It depends on where the leak started and on the lease. If the leak came from the unit above, tell your landlord or property manager in writing, and ask for the claim number from its insurer.

A renters policy usually covers your belongings and some living costs if a covered loss makes your home unlivable. Ask your agent what your policy includes. Water from outside, such as flood water, is generally not covered by a standard policy (Washington Office of the Insurance Commissioner).

Condo owners: who pays when water comes from a shared system?

The association’s declaration and bylaws decide who is responsible for shared systems, the roof and the common walls. Read those documents before you assume the answer.

• Your belongings and upgrades: your own policy, often called an HO-6 policy for condo owners.
• Loss assessments: a policy can pay a share of an association assessment. Check the limit, because it can be low.
• The building: the association’s master policy, if the documents make it responsible.

Can I make my upstairs neighbor pay?

Only if the neighbor is legally responsible for the damage. A sudden supply-line break with no warning may not be anyone’s fault, and then each owner’s own insurance is the first place to look.

Take photos, tell the neighbor and your insurer in writing, and keep a record of every call. Your insurer decides how any claim is handled.

Who pays if a City water or sewer line caused the damage?

The City of Bellevue maintains the main sewer lines and service connections in the public right-of-way (City of Bellevue, Wastewater). Under Bellevue City Code, the property owner owns and maintains the private side sewer on private property (Bellevue City Code 24.04.115).

For a major water-main or street leak, call Bellevue Utilities at 425-452-7840 and ask how to report the damage (City of Bellevue).

Buying or selling a home after water damage?

Tell the buyer about past water damage and keep the repair records. A repair done with permits and written invoices is easier to explain to a buyer and an inspector.

Need help now? Call (425) 307-0286

Stop the water, take photos, then call. We connect you with an independent local restoration company. The company documents the damage, so you can share the same record with your landlord, association or insurer.

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