Personal Liability Insurance: What Happens When Someone Gets Hurt on Your Property

Think your homeowners insurance has you covered if a flood hits your neighborhood?
What if we told you that it probably doesn’t — and you won’t find out until it’s too late?

Most people assume their homeowners insurance protects them from whatever nature throws their way. After all, it’s insurance, right? But here’s the truth that surprises thousands of homeowners each year:

👉  Standard homeowners insurance does  not  cover flood damage.
And if you’re not prepared with the right policy, the costs can be overwhelming.

In this article, we’ll explain what your policy likely includes (and excludes), how flood insurance actually works, how FEMA fits into the picture, and what you can do today to protect your home and savings.

Typical homeowners insurance covers a wide range of hazards — fire, theft, wind, hail, and certain types of water damage. But “water damage” is a tricky phrase. It usually only refers to water that comes from  inside  your home, like:

• A burst pipe
• An overflowing sink
• A broken appliance

When water enters from  outside  — from flash floods, heavy rain, river overflow, or storm surge — you’re likely out of luck.

The  Insurance Information Institute  confirms this: floods are not covered under a standard homeowners insurance policy. That means any structural or personal property damage caused by rising water is your responsibility unless you have a separate flood policy.

Flood insurance is a separate policy specifically designed to cover water damage from natural flooding events. These policies can be purchased through the  National Flood Insurance Program (NFIP)  or through private insurers.

Here’s what a typical flood policy may cover:

• Damage to your home’s foundation, walls, floors, and mechanical systems
• Replacement of appliances, flooring, and some personal belongings
• Cleanup costs after floodwaters recede

Many people believe flood insurance is only necessary for those living near rivers or in high-risk zones. But here’s the kicker:  more than 1 in 5 flood insurance claims come from properties  outside  high-risk flood areas , according to FEMA.

You can check your property’s flood risk using FEMA’s  Flood Map Service Center.

Imagine a severe storm floods your basement and damages your HVAC system, flooring, and furniture. The cleanup alone could cost tens of thousands. But when you call your insurance company, they tell you the damage isn’t covered.

You’re left with few options:

• Pay out of pocket
• Apply for federal disaster aid (which is often limited and in loan form)
• Try to salvage what’s left with minimal resources

Even worse, many homeowners find out their policy doesn’t include flood coverage  after  the flood has already happened. At that point, it’s simply too late to get the protection you really need.

Many people think:  “If a disaster strikes, FEMA will step in and help, right?”
Yes — but probably not in the way you think.

The  Federal Emergency Management Agency (FEMA)  does offer assistance to homeowners after major disasters, but only if:

• The area is officially declared a federal disaster zone
• You apply for aid within the required timeframe
• Your damage qualifies under their guidelines

Even then, FEMA aid is often limited to a small grant or, more commonly,  a low-interest loan  — not full reimbursement for your losses.

You can learn more about what FEMA offers (and doesn’t) at the official  FEMA website.

Bottom line:  FEMA is a safety net — not a replacement for proper flood insurance.

1. Review your current policy today.  Don’t assume you’re covered — confirm what’s included and what’s not.
2. Get a flood insurance quote.  You can compare pricing through the  NFIP  or talk to your agent about private market options. In many areas, premiums are lower than you’d expect.
3. Understand your true flood risk.  Even if your mortgage lender doesn’t require flood insurance, that doesn’t mean your home is safe. Use FEMA’s flood maps and consider local elevation, drainage, and weather trends.

Most people never think they’ll need flood insurance — until they do. Kathy and I have worked with families who were completely blindsided by what their policies didn’t include. That’s why we’re passionate about helping you review your coverage  before  the unexpected happens.

And if you’re working with someone — a friend, a client, a neighbor — who’s unsure about their insurance,  please send them our way . We’re always here to help.

Because when it comes to protecting your home, being shocked now is better than being devastated later.