I had a pipe from a hot water boiler heating system break on my 2nd floor, and damage a significant part of my home. The house is from the 1930's. Insurance is giving me a decent amount for the structural and cosmetic damage of the pipe burst. But they are denying all of the electrical damage because their "electrical assessment concluded no electrical damage". Their "electrical assessment" included a journeyman electrician who is not licensed to practice in my city, and is not trained in code requirements for my area. The guy from "Strike Check" did an "electrical assessment" by sticking a GFCI outlet tester into 2 outlets, and taking a multimeter to the panel. So obviously its going to comeback fine and "not damaged."
When my house flooded, water filled the ceilings and walls. Water was running down electrical cables, and I have video of water from the pipe running down knob and tube wire, old cloth romex, and modern plastic romex. Water did trip the breaker, but upon flipping the breaker after mitigation, and after everything "dried out" the breaker and outlets work again.
From what I'm reading and understanding, there are several different governing bodies that set guidelines and regulations on water damage, electrical safety, and having repairs made "up to code". Regulations such as National Electrical Manufacturers Association (NEMA), National Electrical Code (NEC),NFPA 70. All of which basically say if a non-water rated cable is submerged or has prolonged exposure to water, it becomes damaged and must be replaced.
My insurance policy does have an additional 10% coverage add on for "Ordinance and Law" (O/L). So I'm under the inerpretation that this should be covered.
My Question: Should my policy cover replacing parts of/the whole electrical system since the Authority Having Jurisdiction (AHJ) will mandate that this system be replaced due to the water damage? Which the insurance provider is already agreeing to and paying for water damage of my floors, carpet, walls, ceiling, etc? Is my insurance assessment incorrect? is my electrical system actually damaged, and theyre just playing hard ball? How do I prove to them "in order for the city inspector to sign off on this repair job, they are going to have to replace wires because of 'code'"?
Burst Pipe, Insurance Denying "Electrical Damage"
byu/Steakboy159 inInsurance
Posted by Steakboy159
3 Comments
First of all, ordinance and law is something different than you’re describing. It could come into play in this situation depending on jurisdiction and codes but the old wiring due only to its age and material does not necessarily need to be replaced.
The more important part that you are onto is if it was indeed damaged by the water. The insurance company is not going to consider your opinion in the matter. You should have your electrician review the videos and assess the wiring for damage. They can request a supplement based on damage not in the initial estimate if they or the inspector say it needs to be replaced. In cases like this, it can be helpful to jump straight to the building inspector for their opinion. If the inspector says it needs to be replaced or he won’t approve the permit, then it’s definitely getting replaced.
You’re going about this wing. Instead of Reddit, you need to get a real expert to say it must be replaced due to xyz reasons, and give that to your carrier. You may be right about code, but so far you are just shooting in the dark, you may be wrong. A licensed electrician should be able to point out any unmet code requirements, check for corrosion in the panel and in junction boxes. Write it all up in a report, signed, and you can share that.
electric cables are fine when they dry. i can’t see your insurance is going to pay anything more than what was damaged in the flood.