Water damage

Water damage is property damage caused by water leaking from permanently installed pipes or connected appliances in a manner not intended by the manufacturer. It is one of the most common types of insurance claims in residential settings and is generally covered by homeowners’ insurance (for the building) and contents insurance (for household belongings). Acting quickly is crucial: Mold growth following water damage can begin within 24 to 48 hours.

What is water pipe damage-and what isn’t?

Homeowners insurance covers water pipe damage caused by:

• Breakage or leaks in supply or drain pipes inside the building
• Pipe bursts in heating, hot water, or cold water lines
• Defective water supply lines from washing machines, dishwashers, or refrigerators with ice makers
• Frost damage to pipes (if the building was not adequately heated)

The following are generally not covered:

• Infiltration of rainwater or groundwater (covered by natural disaster insurance)
• Moisture caused by condensation or construction moisture
• Damage caused by flooding (natural hazards insurance required)
• Damage to household contents caused by flooding (separate household contents insurance with natural hazards coverage)

The exact coverage depends on the specific insurance terms and conditions. For example, many building insurance policies exclude damage caused by tap water leaking from fixtures that are not permanently installed-a common point of dispute in claims. If you want to know the exact scope of coverage under your policy, you should read the terms of the insurance contract before a claim occurs.

Immediate steps to take after water damage

1. Turn off the main water valve: Shut off the water to prevent further damage
2. Turn off the power: If water has come into contact with electrical systems, turn off the circuit breaker
3. Document the damage: Take photos and videos before cleaning up
4. Notify the insurance company: Immediately after discovering the damage
5. Begin drying: Use professional drying equipment (construction dryers, dehumidifiers) within 24 hours if possible

The insurance company usually commissions an expert to assess the damage. Unauthorized repairs without prior consultation can complicate the claims settlement. The rule of thumb is: First inform the insurance company, then wait for their approval-except for emergency measures that prevent further damage.

Recourse: When the damage comes from a neighbor

In the case of water damage from an apartment above, your own insurance company is initially responsible. It can then seek recourse from the party responsible-provided that party is at fault (e.g., improper installation, neglected maintenance). In a condominium association (WEG), liability issues are often complex: If the defective pipe is part of the common property, the WEG (and thus all owners via the maintenance fees) is liable for the damage. If it is the personal property of the person responsible, that person is personally liable. This distinction is often unclear in condominium buildings and should be clarified by a specialist attorney for condominium law in case of doubt.

Damage Mitigation and Prevention

Many cases of water damage can be prevented through proactive measures:

• Regular pipe inspection: Visual inspection for corrosion, rust, or damp spots, especially on old steel or lead pipes
• Water leak detectors: Affordable protection in critical areas (under the sink, behind the washing machine, in the basement)
• Turn off the main water valve when leaving the apartment for several days
• Water pressure regulator: Excessive pipe pressure (over 4 bar) accelerates wear on seals and fixtures
• Pipe renovation: For older buildings in Nuremberg’s Gründerzeit era with pipes over 50 years old, an inspection by a professional plumbing company is recommended

Practical tip for homeowners in Nuremberg and Franconia

In older Nuremberg buildings (Wilhelminian era, post-war construction), old lead, steel, or cast-iron pipes are common, and these become increasingly susceptible to corrosion after 50 to 70 years. We recommend that owners have the plumbing infrastructure inspected regularly-especially before purchasing an existing building. A pipe network condition report from a professional plumbing company can save a lot of trouble during the due diligence process. Lead pipes, which are still present in some older Nuremberg buildings dating from before 1970, should be replaced as a priority for health and insurance reasons.

You should also verify before every purchase that the building insurance is up to date and covers the relevant coverage items (especially damage caused by connected household appliances and frost damage). We review the existing building insurance for our buyer clients as part of the real estate due diligence process.

Frequently Asked Questions

Do I have to report water damage immediately?

Yes. Insurance policies generally require immediate reporting of damage. Delayed reports can lead to a reduction in compensation if the damage has increased as a result (e.g., due to mold growth). Notify the insurance company as soon as possible-no later than the next business day.

Who pays for water damage: building insurance or home contents insurance?

Damage to the building itself (floors, walls, ceilings, built-in kitchen) is covered by building insurance. Damage to personal property (furniture, electronics, clothing) is covered by home contents insurance. You should have both types of insurance. If you only have one of them, you’ll have to cover the other type of damage yourself.

What should you do if the person responsible does not have liability insurance?

Without liability insurance, the person responsible is personally liable with their private assets. In practice, your own insurance company steps in first; it can then seek recourse from the person responsible. If that person is insolvent, the damage remains the responsibility of your own insurance company. That is why we recommend that every homeowner and tenant have their own personal liability insurance that covers damage to third parties caused by tap water.

How long does it take to dry out after tap water damage?

That depends on the extent of the damage and the materials affected. Depending on their construction and moisture content, screeds and concrete floors may take four to eight weeks to dry completely. Wooden floors dry faster but are prone to swelling and mold growth if they become excessively damp. Professional measuring devices (moisture detectors) continuously monitor the drying progress; the structure may only be closed once the residual moisture limits have been reached.

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