Understanding Citizens Insurance Coverage for Water Damage Under an HO3 Policy
Hello everyone,
I currently hold an HO3 policy with Citizens in Florida, and I’m trying to clarify when they actually cover water damage. Unfortunately, I haven’t received definitive answers from their representatives, my insurance agent, or the adjuster.
I have a situation with water damage beneath my flooring, but despite the efforts of the field adjuster, water mitigation team, and leak detection specialist, we haven’t pinpointed the source of the leak. Citizens wants to send an inspector, but I worry that their findings may not favor my claim. To be proactive, I’m considering hiring independent specialists if my claim is denied.
Here’s a bit about my situation: I have vinyl flooring over hardwood and discovered a soft spot. After removing some vinyl, I found rotting wood underneath. Notably, I haven’t seen any water pooling on my floors.
From what I’ve gathered, Citizens excludes coverage for gradual leaks and seepage but does have a provision for hidden water damage that’s unknown and concealed, such as beneath floors, behind walls, or in ceilings. I’m trying to understand how this works in practice. Since I don’t have an identifiable active leak, it could be a result of hidden issues, situational factors, or even an accidental spill. The policy details seem to contradict each other at times. I’ve attached a few pages from my insurance declaration here: Link to images.
I’m curious about specific scenarios:
- Would Citizens cover moisture build-up under flooring due to a failing vapor barrier?
- What about an AC leak inside walls from a pipe failure or poor installation?
- Would they cover sporadic leaks from a poorly installed air handler?
- How about a cracked condensate line or sewage pipe leaking beneath the slab?
- Or water that may have been spilled in the past and got trapped under the flooring?
Has anyone successfully filed a claim with Citizens for similar issues, or were claims denied as maintenance problems? If they were covered, what evidence did you provide?
I’m trying to prepare in case my claim is contested. It’s been over a month since I reported the damage, and I haven’t been able to start renovations because the adjuster wants the situation to remain unchanged for now. Additionally, I’ve been instructed to keep the damaged flooring (which has mold) bagged indoors, and the adjuster suggested that we stay at home, downplaying the mold issue based on photos, even though the water mitigation team insisted we find temporary accommodations due to safety concerns, especially with a small child.
I would greatly appreciate any insights or experiences you can share. Thank you!
I’m sorry to hear about your situation. Water damage claims can be tricky, especially with how different insurance companies interpret policy language. Here’s a breakdown of the situations you mentioned regarding potential coverage under your HO3 policy with Citizens:
Moisture buildup under flooring due to a failed vapor or moisture barrier: This could potentially be covered if the moisture buildup is determined to be from a sudden and accidental cause, rather than gradual seepage. You’ll need to provide evidence of the barrier’s failure and the resultant damage.
An AC leak inside the walls over time from a pipe failure or faulty installation: If the leak can be shown to be sudden and accidental, it may be covered. However, if it’s determined to be a gradual issue due to maintenance neglect, it’s less likely to be covered.
Sporadic leaks from an air handler that was poorly installed: Similar to the above, if you can demonstrate that the leaks were sudden and not a result of installation negligence or improper maintenance, you might have a case for coverage.
A cracked condensate line or sewage pipe leaking beneath the slab: If this leak was sudden and you can provide evidence of the cause, you may have a claim. However, if it’s due to wear and tear, that could be a different story.
Water spilled sometime in the past that got under the floor: Generally, insurance does not cover damages from spills unless they are recent and involve a specific event. Past spills usually fall under the category of maintenance issues.
Regarding your claim, it might be helpful to:
It’s also advisable to consult with a public adjuster or an attorney who specializes in insurance claims if you find the process challenging. They can help interpret your policy and advocate on your behalf.
In cases where claims were approved, evidence such as photos, professional assessments, and clear documentation of the timeline and extent of damage were often crucial. Good luck, and I hope you get a resolution soon!