Your situation · Seasonal & Absentee Owners
Nobody Found It for Four Months
The worst water damage we see is not dramatic. It is a small supply leak in an empty house that ran for months, and it is the hardest category to get paid for.
Photographs, moisture readings and a written scope. If you should not file a claim, that is what you will be told.
GC
A general contractor — we rebuild, not just dry
1 year
Florida deadline to report a new or reopened claim
No AOB
We do not ask you to sign over your claim
Licensed
General contractor, licensed in the state of Florida
Two exclusions meeting at once
Most policies distinguish sudden accidental discharge from long-term seepage, and cover the first while excluding the second. Many also contain an unoccupancy clause that changes coverage once a property is empty beyond a stated period. A slow leak in a house empty since May can land squarely between both, and owners find out at claim time.
What decides these claims
- Whether the loss reads as sudden or as long-term seepage.
- Any unoccupancy clause, and how long the property was empty.
- Whether the water was shut off at the main — often a policy condition.
- Whether anyone was inspecting the property, and how often.
- How quickly it was reported once discovered.
How we handle it
- 01Document the discovery date and condition immediately and thoroughly.
- 02Assess the full extent, including cavities and subfloor.
- 03Give an honest read on how the carrier is likely to treat it.
- 04Remediate mould, which is usually present after months.
- 05Rebuild, and advise on preventing a repeat.
The prevention is unglamorous and it works: shut the water off at the main when you leave, fit a leak detection device with an automatic shut-off, and have somebody physically walk the property monthly. All three cost less than one claim, and the third is the one people skip.
Said plainly
Where we stop
We cannot make a slow-leak claim into a sudden one. If the evidence points to months of seepage, we will tell you that before you file rather than after the denial.
FAQ
Common questions
- Will insurance cover a slow leak?
- Often not. Most policies cover sudden accidental discharge and exclude long-term seepage. This is the central issue in these claims.
- What is an unoccupancy clause?
- A provision changing or limiting coverage once a property is empty beyond a stated period. Read yours before the season.
- Should I shut the water off?
- Yes, at the main, every time you leave. It is the single most effective prevention and some policies require it.
- Do leak detectors help?
- A detector with automatic shut-off is genuinely effective and costs a fraction of one claim.
What we restore
Water Damage
A burst supply line, a failed water heater, a supply hose behind a washing machine. The water itself rarely destroys much. What destroys things is how long it sits.
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Storm Damage
After a named storm, everything happens at once: the house is open, every contractor is booked, and unfamiliar crews are knocking on doors.
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Mould Remediation
Mould is not the problem. Mould is evidence of a moisture problem, and remediation that does not find the source is a cosmetic exercise with a schedule.
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Fire & Smoke Damage
In most house fires the flames damage one area and the smoke and the firefighting water damage everything else. The restoration is mostly about those two.
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Sewage & Contaminated Water
Water is classified by what is in it, and the category changes the job completely. Category 3 — sewage, ground water intrusion, flood water — is grossly contaminated.
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Reconstruction
Drying a house takes days. Rebuilding it takes months, and it is where restoration projects most often stall — because the company that dried it is not a builder.
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More your situation
Homeowners
The complication for an owner-occupier is that the house has to keep functioning while it is being repaired, and that shapes every scheduling decision.
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Landlords & Rentals
A rental adds two things a homeowner does not have: a tenant with legal rights, and a policy that may cover lost rent.
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Condo Associations
In a condominium the hardest question is not how to dry it. It is whose it is.
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.