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Are blocked pipes covered by insurance?

There is no requirement in community scheme legislation for insurance to attend to unblocking pipes. The mainstream community scheme insurers we work with, exclude the unblocking of pipes or blocked pipes.

Sudden and unforeseen water damage may be covered but note that this includes water damage only and will normally exclude the cost of removal of sewerage, dirt, or other objects.

In other words, water damage is covered but “clearing or cleaning” is not usually considered to be “damage” by definition.

Many insurers are now applying stricter adherence to conditions of cover. Reasonable precautions and preventative measures need to be taken. Where such is absent, and damage could have been prevented, clams are likely to be rejected; for example, where a gutter or drain is not regularly cleaned, is clogged up, and causes an overflow and water damage, the insurer will likely reject such claim in its entirety.

Scenario A

A PVC pipe carries waste through each section and a number of sections connect into this common pipe, thereby making this a pipe servicing a few sections, i.e. common property.

Somebody dispenses solid material which blocks this pipe causing a backflow of water into a section. The section is damaged by water and waste. The water flows into the kitchen which causes sudden and unexpected damage to the kitchen units and flooring. There is foul debris and smells.

Once it is determined that the cause was a blockage, the insurer will likely pay for the water damage to the kitchen units and flooring. They will most likely not pay for the unblocking, or repair of the blockage (blockages not normally covered) nor will usually they pay for the removal of smelly debris, smells, or bacterial issues. It is the water-damaged portion of the claim that will most likely be admitted by the insurer.

Always bear in mind that burst pipes are usually covered which implies “a pipe under pressure” and not waste pipes. As a rule, waste pipes are highly unlikely to burst. It is only the resulting water damage that would be considered here, i.e. the sudden water damage to kitchen units and say damage to flooring. Note that only damage is covered, not cleaning!

Scenario B

If the blockage caused a slow and barely detectable overflow (or leak or damp) which occurred over time and damaged the kitchen unit slowly over an extended period, resulting in mold, smells, swelling of melamine, etc. there would be no insurance claim whatsoever.

If the damage was reported immediately, it could have been prevented further loss and if the body corporate was held liable, they could argue that the owner (or his tenant) was negligent by not reporting the damage earlier. Under reasonable circumstances, the body corporate should pick up the expense for the loss.

Scenario C

The owner of the section above had a blockage in that section’s pipe (not a common pipe) which caused sudden and unforeseen damage to the section below.

Under this circumstance, the insurance will pay as per above including excess.

Conclusion

As long as the resulting water damage is sudden and unforeseen, and the cause is not due to negligence, the insurer will usually admit the water-damaged part.

Usually, contamination, dirt, cleaning, and pollution not being “water damage” usually fall outside the ambit of cover.

Author:  Mike Addison

Addsure is a leading sectional title insurance broker. Get fit and proper advice from advisors who understand sectional title.

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