Flood or water damage? It decides which policy pays

The line

• Water damage: water from inside the house, such as a burst pipe, a failed water heater or an appliance hose. Usually a homeowners claim.
• Flood: surface water from outside, such as a rising creek or river, or heavy rain pooling and running in. Homeowners policies exclude it.

Homeowners policies do not cover flood. Flood insurance comes from the National Flood Insurance Program or a private flood insurer, and an NFIP policy usually takes 30 days to start.

Newberry County and flood risk

Newberry County is bounded by the Saluda River and Lake Murray to the south, the Broad River to the east and the Enoree River to the north, with many creeks in between. Most homes sit well above the rivers, but low spots along creeks and roads flood in heavy rain, and crawl spaces take on water when the ground stays saturated. Look up your property's flood zone through FloodSmart.gov, and ask your agent for a price; flood policies are available outside high-risk zones too.

When both happen

Heavy rain can come with or after a winter storm. If outside water enters through the foundation and a pipe in the crawl space also bursts, photograph and record each source separately, because two different policies may respond.

Water in the crawl space

Standing water under the house, whether from a burst pipe or groundwater, raises humidity in the floor system and feeds mold. Find the source, pump it out or let it drain, and dry it out. Drying out.

Flood safety

The National Weather Service's advice: turn around, don't drown. Do not drive or walk through flood water. Current flood alerts.