Filing a water damage claim in BC can feel overwhelming, especially when strata insurance, your own policy and maybe a tenant’s policy are all involved. This guide explains how coverage typically works for Burnaby homeowners, strata owners and landlords, and gives you a practical step-by-step claim checklist. General information only, not insurance or legal advice. Your policy wording and your broker are the final word.
Typical Coverage at a Glance
| Cause | Typically covered? |
|---|---|
| Burst pipe or sudden plumbing failure | Usually yes |
| Appliance hose or hot water tank failure | Usually yes (the appliance itself usually isn’t) |
| Rain through storm-damaged roof or windows | Often yes |
| Sewer backup | Only with sewer backup coverage |
| Overland flooding | Only with overland/flood coverage |
| Groundwater seepage (e.g. failed perimeter drain) | Often excluded |
| Slow, long-term leaks; wear and tear | Generally not covered |
| Mould from long-term moisture | Generally not covered |
Need moisture reports and photos for your adjuster? We help.
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Who Claims What: House, Strata or Rental?
Detached house
Your homeowner policy covers the building and contents, subject to your deductible and exclusions.
Strata unit
The strata’s policy covers the building, including original fixtures, subject to its (often large) deductible. Your own policy covers contents, improvements and possibly a deductible charged back to you. See strata water damage.
Rental or basement suite
The owner’s policy covers the building; the tenant’s policy covers their belongings and living expenses. See basement suite water damage.
Step-by-Step Claim Checklist
- Stop the water and limit damage. Policies expect reasonable steps, so start emergency extraction immediately.
- Photograph and video everything before cleanup: water levels, the source, damaged contents.
- Keep the failed part (hose, fitting, valve).
- Notify everyone who needs to know: your insurer or broker, your strata manager, your landlord or tenant.
- Get a claim number and the adjuster’s contact.
- Inventory damaged contents with age and value.
- Keep receipts for emergency work and living expenses.
- Compare the adjuster’s scope with your restorer’s estimate.
What Your Restoration Company Should Provide
- Dated photos throughout
- Moisture maps and daily drying logs
- Water category and cause notes
- Itemized estimates with mitigation and reconstruction separated
- Asbestos test results where older materials were disturbed
- Unit-by-unit documentation for strata losses
A good water damage restoration company in Burnaby provides all of this. See how to choose one.
Should You Claim?
If the repair is close to your deductible, paying privately may make sense. Check typical numbers in our Burnaby cost guide, and ask your broker how a claim might affect your premium.
If You Disagree with a Decision
Ask for the decision and the specific policy wording in writing, use your insurer’s complaint process, and if needed contact the General Insurance OmbudService. Strata-related disputes in BC may go to the Civil Resolution Tribunal.
Related: heavy rain damage · BC new home warranty
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