We bill your insurance. You pay your deductible.

Yes — we bill your insurance directly. We handle the photo documentation, moisture readings, scope sheets, and Xactimate line items that adjusters need. You pay your deductible; we invoice your carrier for the rest. If an adjuster pushes back on a line item we know is covered, we stay on the file until it's resolved.

Most sudden and accidental water losses are covered — burst pipes, appliance failures, roof leaks from storms, supply-line ruptures. Gradual damage (long-term slow leaks, poor maintenance) is typically excluded. Flood from rising surface water is usually excluded from standard homeowners and requires separate NFIP flood coverage. Sewage back-up may require a sewer or water back-up endorsement that has a sublimit (often $5,000–$25,000). We'll help you read your policy before you file.

Sometimes. Most WA homeowners policies cover mold only when it's a direct result of a covered loss (e.g., the mold grew because of a sudden burst pipe). Long-term moisture issues, poor ventilation, and deferred maintenance are usually excluded. Many policies have a mold sublimit ($5,000–$10,000 is common). We'll look at your policy with you before the scope is finalized.

Only if your policy has a sewer or water back-up endorsement — this is a separate endorsement, not part of standard WA homeowners. Common sublimits are $5,000, $10,000, or $25,000. We'll help you read your declarations page before we write the scope.

Short answer: it depends on your HOA's master policy and your unit-owner policy. In most WA condo scenarios, the HOA master covers the building's structural elements (studs-out or all-in, varies by bylaws) and your HO-6 unit-owner policy covers your finishes, personal property, and sometimes improvements. The source unit owner's policy may be liable for damage to adjacent units if the loss was due to their negligence. We document scope per unit so each carrier sees exactly their portion — which usually speeds up settlement.

All of the major carriers active in Washington — State Farm, Allstate, USAA, Liberty Mutual, Farmers, Nationwide, Pemco, Safeco, American Family, Travelers, Chubb, and Hartford, plus commercial carriers. If your carrier isn't listed, we almost certainly work with them anyway.

No. You have the right to choose your own restoration company in Washington. The "preferred vendor" network your carrier mentions is a convenience, not a requirement. Many homeowners prefer working with an independent local restorer because the restorer's obligation is to you, not to the insurance company's margins.

A single non-liability water damage claim typically has a small effect on premiums, though a second claim within a few years can trigger a reassessment. If the loss is under your deductible, filing doesn't make sense. Above the deductible, the math almost always favors filing. We'll help you think through the call, but we don't advise for or against filing — that's between you and your agent.