What to do after water damage, step by step
Stop the water and make it safe
Close the main shut-off or the fixture valve. If water is near outlets or the ceiling is sagging, turn off power to the area and stay out from under it.
Document before you clean
Take wide and close-up photos and video of every affected room, the source of the leak, and damaged belongings. Keep failed parts such as a burst supply line.
Notify your insurer
Report the loss promptly and write down your claim number, adjuster name and contact information. Ask what your policy requires you to do next.
Start drying right away
Wet drywall, insulation and flooring can grow mold within days. A water mitigation company dries the structure and removes materials that cannot be saved. Keep their moisture logs and invoices.
Get a detailed rebuild estimate
Once the structure is dry, a contractor documents the damage and writes an itemized estimate for the repairs. This is what your adjuster compares against their own scope.
Review scope with the adjuster
Differences between the adjuster’s scope and the contractor’s estimate are normal. They are resolved line by line, with photos and measurements.
Rebuild and supplement
During repairs, hidden damage sometimes turns up. The contractor documents it and submits a supplement to the insurer before doing the extra work.
Why mountain homes are especially at risk
- Vacant second homes. A small leak can run for weeks before anyone notices. Smart leak detectors and automatic shut-off valves are worth considering.
- Frozen pipes. Supply lines in exterior walls, crawlspaces and garages freeze during cold snaps, especially if heat is set too low or fails.
- Ice dams. Heat loss through the roof melts snow that refreezes at the eaves and backs water into ceilings and walls.
- Condos. Leaks travel between units, which can involve the HOA’s master policy as well as each owner’s policy.
Choosing a rebuild contractor
Look for a contractor who will:
- Write an itemized estimate that matches how adjusters review scope
- Photograph and measure damage, including areas behind finishes
- Talk directly with your adjuster about repair scope
- Submit supplements for hidden damage before doing extra work
- Price any upgrades separately from the claim
- Pull permits where the repair requires them
That is how Reed Home Solutions handles water damage and insurance repairs. If the leak came from the roof, see roof replacement and repair; if a shower failed, see bathroom remodeling.
Red flags
- An offer to waive, rebate or cover your deductible
- Pressure to sign a contract or assignment of benefits on the spot
- A contractor who says they will negotiate your claim like a public adjuster
- No written, itemized estimate
- Large upfront payment demands before work is scheduled
This guide is general information, not legal or insurance advice. Your policy and your insurer determine coverage. Ask your agent about your specific policy.
Frequently asked questions
How long do I have to file a water damage claim in Colorado?
Policies require prompt notice of a loss, and waiting can make it harder to show the damage was sudden. Report the loss as soon as you discover it and check your policy for specific deadlines.
Does homeowners insurance cover a burst pipe?
Many policies cover sudden and accidental water damage from a burst pipe, but not gradual leaks or wear. Some policies limit freeze coverage if a home was left without heat. Your policy language and adjuster decide coverage.
Can I choose my own contractor for an insurance repair?
Generally yes. You are the policyholder and can choose who repairs your home. Your insurer may suggest preferred vendors, but you are usually not required to use them.
Can a contractor negotiate my claim for me?
A contractor can document damage, write an estimate and discuss repair scope with your adjuster. Negotiating the claim on your behalf is the role of a licensed public adjuster. Reed Home Solutions acts as your contractor.
Should a contractor ever cover my deductible?
No. Your deductible is your responsibility under the policy. Colorado law prohibits roofing contractors from paying or waiving it, and an offer to do so on any claim is a red flag.
What if the insurance payment does not cover everything?
Ask for the adjuster’s itemized scope and compare it with your contractor’s estimate. Missing items and hidden damage can be submitted as supplements with photos and measurements.