Why shared walls complicate things
In attached housing, water ignores property lines. A failed supply line upstairs can soak the ceiling and walls of the unit below, and a leak inside a shared wall can hit both neighbors. Meanwhile, ownership of the building is split. Depending on the declaration and bylaws, the association may handle the structure, roofs and common pipes, while each owner handles interior finishes, fixtures and belongings.
Insurance usually follows the same split. The association carries a master policy, and each owner carries their own policy for whatever the master policy leaves out. Where that line falls, often called bare walls or walls-in coverage, varies by community and by policy.
Who often handles what
| Part of the building | Often the association | Often the unit owner |
|---|---|---|
| Roof, exterior walls, foundation | Usually | Rarely |
| Pipes serving more than one unit | Often | Sometimes |
| Pipes and fixtures inside one unit | Sometimes | Often |
| Drywall, flooring, cabinets inside a unit | Depends on the master policy | Often, especially upgrades |
| Furniture, clothing, belongings | No | Yes, through the owner's or renter's policy |
Questions for the association or manager
- Where did the leak start, and who determined that?
- Is the source a common element or part of one unit?
- What does the master policy cover in my unit, and what's the deductible?
- Will the association arrange mitigation, or should each owner arrange their own?
- Can I get a copy of the moisture readings and the report for my unit?
Getting drying started without waiting on a dispute
- IfWater is still coming in from the unit aboveThenContact the neighbor and the association right away. Someone has to shut off the source, even if the neighbor is away.
- IfThe association is arranging mitigationThenAsk to be there for the assessment and request copies of the readings for your unit.
- IfNobody is acting and the materials are getting worseThenNotify your own insurer, document everything, and ask whether you should start mitigation yourself.
- IfResponsibility is in disputeThenLet the insurers work it out, but keep the drying moving. Delay rarely helps anyone.
Common questions
My upstairs neighbor's toilet overflowed. Who pays?
It depends on the governing documents, the cause and both policies, and the insurers often sort it out between them. Report it to the association and your own insurer promptly, and document the damage in your unit.
General information for Lakewood, not a quote or professional advice. In an emergency, call 911.