After a flood, the paperwork can feel harder than the cleanup. This guide is your roadmap from “soaked and stunned” to “paid and moving forward,” focusing on what to do first, how to work with adjusters, and how to appeal if the number is too low.
A step-by-step playbook for documenting damage, working with adjusters, understanding your numbers, and using your appeal rights effectively.
First 48 Hours: Safety, Preservation, Documentation
Checklist
- Turn off power if water reached outlets or the service panel. Call a pro if unsure.
- Wear boots, gloves, and a respirator if there is visible mold or sewage.
- Call your insurer and get a claim number. Ask about emergency advances.
- Photograph everything before moving it. Shoot wide, then close-ups, then serial plates.
- Pull wet materials that trap moisture: carpets, pads, baseboards, lower drywall.
- Keep samples of flooring or wall materials for adjuster verification.
Document Kit
- Policy declarations page and endorsements.
- Pre-loss photos if you have them.
- Receipts for emergency work: pumps, fans, tarps, cleaners.
- Contents list with brand, model, age, and today’s replacement price.
- Contractor quotes for repairs and mitigation.
Claims Timeline: What Happens When
Day 0–2
Report claim, get number, ask about advances. Start photos and moisture control.
Day 2–7
Adjuster inspection. Share your photos, samples, and contents list.
Week 2–4
Initial estimate and payment for covered items. Review line by line.
If Underpaid
Submit supplement with contractor estimate and photos. Use appeal rights if needed.
Policy Snapshot: NFIP vs Private Flood
| Category | NFIP (General) | Private Flood (Varies) |
|---|---|---|
| Building Coverage | Dwelling up to federal cap. Fixtures, finishes, systems. | Often higher limits, may include extras like pools or decks. |
| Contents Coverage | Separate limit. Basement content limits are strict. | May cover more basement items, but read exclusions. |
| Loss Settlement | Building often replacement cost if primary residence meets rules. Contents usually actual cash value. | Some offer replacement cost on contents. Terms vary. |
| Appeals | Formal written appeal to program administrator after you receive a decision letter. | Carrier appeal or appraisal clause. Some allow mediation or arbitration. |
This is a general snapshot. Always check your own policy, endorsements, and state rules.
Working With Adjusters: Set the Table for a Fair Number
What Helps
- Walk the adjuster through a route you prepared: exterior first, then each room clockwise.
- Hand over a single PDF: claim number, address, photos, contents list, contractor estimate, invoices.
- Flag code items: GFCI, elevation of outlets, flood-damage-resistant materials where required.
- Ask for the estimate format and unit prices so you can compare to your contractor quote.
Phrases That Keep It Productive
“Here is our documentation packet.”
“Please include line items for removal of wet materials, disposal, drying equipment, and code compliance.”
“If something is not covered, can you point me to the exact policy section so I can review?”
Quick Calculator: Contents Actual Cash Value vs Replacement Cost
Use this to estimate actual cash value for personal property. Actual cash value equals replacement cost minus depreciation for age and wear. This tool is a simple approximation.
| Item | Replacement Cost | Age (years) | Useful Life (years) | ACV (auto) | Remove |
|---|---|---|---|---|---|
| Totals | — | — | $0 | ||
ACV = Replacement Cost × (1 − min(Age ÷ Useful Life, 1)). For exact claim settlement, your policy controls.
Scope of Loss: Room-By-Room Template
Copy these lines and fill them for each room. Attach photos that match the line numbers.
Room: Living Room
1) Remove and dispose carpet and pad, 350 sq ft.
2) Remove and dispose baseboards, 60 linear ft.
3) Cut and remove drywall, 2 ft flood cut, 180 sq ft.
4) Clean and disinfect surfaces, IICRC S500 category noted.
5) Set drying equipment: 3 air movers, 1 dehumidifier, 3 days.
6) Reinstall: drywall, tape/float, prime, paint two coats.
7) Replace baseboards, prime and paint.
8) Flooring: install LVP rated for wet areas, 350 sq ft.
If The Offer Is Low: Supplements and Appeals
Supplement Packet
- Cover note with claim number and short summary of differences.
- Contractor estimate with quantities and unit costs.
- Photos tied to line items. Mark with simple labels.
- Code references if repairs trigger upgrades.
Appeal Ladder
- Ask adjuster for a re-inspection with your contractor present.
- Escalate to claim supervisor with a written summary and your packet.
- Use formal appeal routes in your policy. Follow their submission rules and deadlines.
- Consider appraisal, mediation, or state complaint channels when available.
Note
Keep communications in writing. Save emails and estimates. Track dates. Many programs require appeals within specific time windows.
Common Pitfalls To Avoid
Throwing Items Too Soon
Photograph and list first. Keep samples for the inspection where practical.
No Drying Logs
If you rent fans and dehumidifiers, note dates and counts. It supports mitigation costs.
Mixing Flood and Wind
If wind or sewer backup is involved, keep those claims separate and document sources clearly.
What To Ask Your Insurer Today
- Is there an option for an advance for emergency mitigation or temporary housing.
- Which items are covered or limited in basements.
- Do you need multiple estimates or is one detailed contractor estimate enough.
- Exact steps and deadlines if you need to appeal.
Flood recovery is a process, not a single phone call. Keep notes, keep your photos organized, and keep asking for the specific line items you need. If the first number is low, a clear supplement or appeal can close the gap.
