Urgent: Texas HOA with massive damage (burst pipes)- insurance

Started by JdW • 9 replies • 400 views

💬 Join us to post & get advice from 50,000 HOA & Condo leaders.

⚡ Takes 30 seconds

Already a member? Log in

JdW (Texas)
Posts: 40

Posted:

Our insurance agent by email stated we can go ahead and hire the first person we can get and just to keep notes, pictures, and receipts.
I know this is not the normal way claims work; normally an adjuster comes out, etc.

We likely have over 20 pipe breaks on the property, in a sprawling garden style condominium. All water service is off for the entire community.

Any quick recommendations on this situation appreciated, particularly in dealing with the insurance side.

TimB4 (Tennessee)
Posts: 21,059

Posted:

You have written confirmation from your agent how to handle.

Follow it.

Take pictures of the break prior to the repairs along with the damage, also prior to the repair, and, if possible, get multiple bids.

Between the weather and pandemic, I'm sure many companies in TX have adjusted how they operate.

TimB4 (Tennessee)
Posts: 21,059

Posted:

Forgot to include - keep your agent informed.

Copies of pictures, estimates, contract to repair, etc.

MelissaP1 (Alabama)
Posts: 13,836

Posted:

Take advantage of the insurance card blanche approach. Take pictures and notes. Now does not need to be first vendor. There is room to negotiate with others if at all possible.

Need to get this done before the pitch forks appear.

Former HOA President

SheliaH (Indiana)
Posts: 6,964

Posted:

Busted pipes may also mean internal damage - check your policy to see if that damage will also be covered. In my community, owners are responsible for any damage from the point the utility lines enter the unit, so homeowners should be encouraged to contact their own insurance companies that may need to address that part.

Once all this gets resolved, the board should consider establishing an emergency preparedness policy to address similar events. You can get tips from your master insurance policy, the local Red Cross and your police/fire department and develop something tailored to your community.

If it is not right do not do it; if it is not true do not say it. Marcus Aurelius

BillH10 (Texas)
Posts: 1,217

Posted:

JdW

We live in the DFW Metroplex and have property owner association clients in Dallas. Fortunately no client has damage . . . yet.

We had a water line break in our home Wednesday or yesterday, the entire ground floor had 1-2 inches of water when we returned home until neighbors pitched in to help get it out of the house.

We have filed a claim. We were told to take pictures, keep receipts, etc., just as you were. We were told to expect a call from an adjuster but our agent could not estimate when that would take place. The Governor announced yesterday insurance adjustors and plumbers were coming in from other states.

We were also told to get anyone we could to repair the damaged pipes as quickly as possible but to take pictures or videos of the damage before any repairs are made or the water is turned back on.

You or the affected owners should begin calling damage mitigation specialists to get on their lists. Every one we called yesterday was booked and told us the wait lists are full. We called in a favor with a contractor we use for clients who is sending in a team today.

With water off in your complex, you should begin thinking about alternate living arrangements for your owners and tenants.
You should call your insurance agent back and find out the association responsibility since you have shut off the master water.

Don't wait around on this, we are being told the hotels are filling up with those who cannot stay in their homes.

Good luck

SheliaH (Indiana)
Posts: 6,964

Posted:

Forgot to mention disasters have a nasty tendency to bring out con artists who will make a lot of promises, insist on advance payment with no contract and then disappear. Pay attention to Melissa's advice about not needing to hire the first vendor who shows up. Here's what your state's Attorney General says on the subject - https://www.texasattorneygeneral.gov/consumer-protection/home-real-estate-and-travel/how-avoid-home-improvement-scams

Pass that along to your homeowners so they can be careful when hiring vendors to take care of their personal property

If it is not right do not do it; if it is not true do not say it. Marcus Aurelius

BillH10 (Texas)
Posts: 1,217

Posted:

To add to my previous post--the insurance agent clarified we should hire anyone we could who is a reputable licensed plumber to repair the broken pipes, we don't need get competitive bids, etc.

Plumbers in Texas must be licensed, do not hire someone who is not. I don't know what the state plans to do about the plumbers coming in from out of state.

SheliaH (Indiana)
Posts: 6,964

Posted:

That's why due dillegence is so important - people can (and do) wave all sorts of "official" paperwork to convince others to hire them. If they wind up doing any work, it's half-assed, then the contractor tries to intimidate people into paying more due to finding more "problems." Older people are especially vulnerable to this scheme.

Personally, I wouldn't hire an out-of-state plumber - there has to be a local presence, and by that I mean a street address you can actually visit and something's there. Never, never NEVER hire anyone whose only contact is an email or cell phone.

If it is not right do not do it; if it is not true do not say it. Marcus Aurelius

BenA2 (Texas)
Posts: 1,273

Posted:

I believe you are always entitled to start repairs in an emergency or if it mitigates further damage. It's probably in your policy. A leaking pipe would certainly qualify. In your case you have your agent's blessing.

I think getting the repairs done without delay is your first priority.

🎯 You've read this entire discussion

Join the conversation with 50,000 HOA & Condo Leaders:

✓ Ask follow-up questions
✓ Share your experience
✓ Get expert advice
✓ Access 350,000 discussions

Create Free Account →

⚡ Takes 30 seconds

Already a member? Log in here