{"id":904666,"date":"2025-08-12T15:59:49","date_gmt":"2025-08-12T21:59:49","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=904666"},"modified":"2025-08-12T15:59:53","modified_gmt":"2025-08-12T21:59:53","slug":"flood-coverage-exclusions-and-limitations-may-not-apply","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/flood-coverage-exclusions-and-limitations-may-not-apply\/","title":{"rendered":"Torrential Rains and Insurance Claims: When Exclusions and Limitations On \u2018Flood\u2019 Coverage May Not Apply"},"content":{"rendered":"\n

Micah Skidmore | Haynes Boone<\/a><\/p>\n\n\n\n

With five months to go, 2025 is already the year of the flash flood in the United States. To date, the National Weather Service has issued more than 3,600 flash flood warnings across the United States in 20251<\/sup>\u2014more than any other year on record since 1986.2<\/sup> Extreme precipitation events have resulted in extraordinary flooding in Texas, New Mexico, West Virginia, New Jersey, New York, Oklahoma, Kansas, Vermont and Iowa. In many states, the flash floods have caused tragic loss of life. In other communities, homes, businesses and other properties have been devastated.<\/p>\n\n\n\n

For many affected property owners, insurance coverage for \u201cflood\u201d damage<\/a> and resulting loss of business income may be excluded or otherwise subject to limitations. It may be natural for corporate insureds facing such policy terms to assume that the insurance coverage needed to fully compensate for \u201cflood\u201d losses is simply out of reach. But the recurrence of flood losses over the years has not only brought limitations on policy terms. It has also generated a substantial body of law providing guidance to both insureds and insurers on a variety of issues relating to coverage for water-borne losses. Many of these cases are factually and legally nuanced in ways that may present opportunities for insureds to obtain coverage in spite of flood-related exclusions or limitations.<\/p>\n\n\n\n

For those corporate insureds seeking compensation for this year\u2019s catastrophic weather events, here are four issues to consider:<\/p>\n\n\n\n

1. Do Sublimits For \u201cFlood\u201d Coverage Apply to Both \u201cProperty Damage\u201d and \u201cBusiness Interruption\u201d?<\/strong><\/p>\n\n\n\n

<\/strong>While some commercial property policies exclude or provide no coverage for \u201cflood,\u201d other policies make \u201cflood\u201d coverage subject to a reduced sublimit, often insufficient to make a policyholder whole from a catastrophic flood event. When \u201cflood\u201d coverage is subject to a \u201csublimit,\u201d corporate policyholders should carefully consider whether the limitation applies to coverage for both \u201cproperty damage\u201d and \u201cbusiness interruption\u201d loss. For example, in 2020, Judge Lee Rosenthal in the Southern District of Texas ruled that a sublimited flood endorsement did not apply to the insured\u2019s business income loss, where the endorsement expressly applied to \u201cdirect physical loss to covered property at \u2018covered locations\u2019 caused by \u2018flood,\u2019\u201d without mentioning business interruption loss.3<\/sup> Here, Judge Lee Rosenthal followed other cases reaching similar conclusions.4<\/sup> At the same time, the court distinguished cases defining flood limitations in terms of \u201call losses\u201d arising from flooding.5<\/sup> Other courts have likewise ruled that flood limitations, applicable to property damage claims, do not necessarily limit claims for business interruption loss.6<\/sup> Corporate insureds faced with flood sublimits should carefully review the applicable policy terms to determine whether such sublimits apply to any and all flood-related loss, or whether business interruption losses (or any other subset of the insured\u2019s loss) is exempt from the subject limitation.<\/p>\n\n\n\n

2. How Does a Flood Exclusion or Limitation Interact With Other Policy Provisions?<\/strong><\/p>\n\n\n\n

Commercial property insurance policies are complex agreements. Such policies provide both grants of coverage as well as exclusions and limitations. Coverage grants and exclusions may each contain \u201canti-concurrent causation\u201d provisions, expanding the breadth of either the coverage or the limitation to apply in spite of other causes contributing to the insured\u2019s loss. The combination of separate coverage grants and independent exclusions\u2014each magnified by anti-concurrent causation provisions\u2014may result in conflicts and ambiguities when the policy is read as a whole. How, for example, can a policy simultaneously provide coverage for a named storm, equipment breakdown and\/or earth movement, regardless of any other cause or event contributing to the insured\u2019s loss, while also excluding coverage for a \u201cflood\u201d and all concurrent causes, when an occurrence involves both sets of perils? It may not. Either an ambiguity will result, or, potentially just as fortuitous for the insured, a jury will have to sort out the factual issues relating to causation and the application or non-application of an exclusion.7<\/sup> Consequently, corporate policyholders and insurers should look beyond a single \u201cflood\u201d provision in the policy, or even the fact of a \u201cflood\u201d in a loss event, to consider both the policy and the occurrence as a whole in order to determine whether coverage for flood-related loss is available.<\/p>\n\n\n\n

3. Was the Subject Damage Caused by Something Other Than a Flood?<\/strong><\/p>\n\n\n\n

<\/strong>This may seem like either an obvious or irrelevant question for a policyholder seeking coverage for a \u201cflood\u201d related loss. But catastrophic losses are rarely caused by just one peril. Damage to a building in a flash flood may be the result of not only fast-moving water but earth and debris carried in the water. Where a policy may exclude coverage for \u201cflood,\u201d there may nonetheless be coverage for damage independently caused by trees, earth, buildings and cars swept up in the flood.8<\/sup> Damage to property from inundation of water and waterborne debris may, for purposes of establishing causation and coverage, be the result of other, non-excluded perils.9<\/sup> Water that begins as \u201csurface water\u201d may cease to qualify as a \u201cflood\u201d when it enters a plumbing system.10<\/sup> When faced with a significant water-related loss and a policy with a flood-related exclusion or limitation, insurers and insureds alike should rigorously examine the facts to determine the extent to which other covered perils caused or contributed to the loss at issue.<\/p>\n\n\n\n

4. When Is a \u201cFlood\u201d Not a \u201cFlood\u201d?<\/strong><\/p>\n\n\n\n

If there is \u201cflood\u201d coverage or a \u201cflood\u201d exclusion in a commercial property insurance policy, the term \u201cflood\u201d is almost always defined. In some cases, the definition of \u201cflood\u201d includes limitations on when coverage or a limitation may apply. For example, where a \u201cflood\u201d is defined as the inundation of normally dry land with water, a \u201cflood\u201d exclusion may not apply to a deluge occurring on property that is positioned over water, as opposed to land.11<\/sup> Still other policies may define \u201cflood\u201d in terms of \u201csurface water.\u201d Depending on the facts and policy terms, \u201csurface water\u201d may be distinct from water either above or below the surface of the ground.12<\/sup> Again, in pursuing a claim for water damage under a commercial property policy with either a flood exclusion or limitation, corporate insureds and insurers should understand and be familiar with any nuance in the \u201cflood\u201d definition and the facts that could limit the application of the provision.<\/p>\n\n\n\n

There are undoubtedly other issues and considerations that may be equally appropriate for corporate policyholders to address when grappling with a flood-related loss and flood-related limitations or exclusions in a commercial property policy. The point is that analyzing complex property damage and business interruption claims is rarely as simple and straightforward as assuming that a significant water loss is not covered when there is a flood exclusion or limitation. Insurers should not be susceptible to this presumption, and neither should corporate insureds. As the cases referenced above attest, a more thoughtful and nuanced approach to complex property and business interruption claims may yield significant recoveries for corporate insureds.<\/p>\n\n\n\n

\n\n\n\n

1\u00a0<\/sup>Jeffrey Basara,\u00a0Why 2025 became the summer of flash flooding in America<\/em>,\u00a0Columbia Missourian\u00a0(July 28, 2025),\u00a0available at\u00a0<\/em>https:\/\/www.columbiamissourian.com\/opinion\/guest_commentaries\/why-2025-became-the-summer-of-flash-flooding-in-america\/article_e998e322-7c0b-4d61-8fb5-39f5dd295292.html<\/a>.<\/p>\n\n\n\n

2<\/sup>\u00a0Doyle Rice,\u00a02025 has become \u2018the year of the flood.\u2019 Why is it raining so much?<\/em>, USA Today (July 15, 2025),\u00a0available at<\/em>\u00a0https:\/\/www.usatoday.com\/story\/news\/weather\/2025\/07\/15\/why-is-it-raining-so-much\/85206458007\/<\/a>.<\/p>\n\n\n\n

3<\/sup> Alley Theatre v. Hanover Ins. Co.<\/em>, 436 F. Supp. 3d 938, 942 (S.D. Tex. 2020).<\/p>\n\n\n\n

4<\/sup> See<\/em> Baylor College of Medicine v. Am. Guar. & Liab. Ins. Co.<\/em>, 2002 U.S. Dist. LEXIS 29002, 2002 WL 35644976, at *1 (S.D. Tex. Oct. 30, 2002) (ruling that an insurance policy\u2019s flood-endorsement limit did not apply to business-interruption losses caused by flooding from Tropical Storm Allison); Mark Andy, Inc. v. Hartford Fire Ins. Co.<\/em>, 233 F.3d 1090, 1092 (8th Cir. 2000) (holding that a flood endorsement sublimit did not apply to business-interruption losses caused by flood damage after finding the policy to be ambiguous).<\/p>\n\n\n\n

5<\/sup> See El-Ad 250 W. LLC v. Zurich Am. Ins. Co.<\/em>, 130 A.D.3d 459, 13 N.Y.S.3d 68 (N.Y. App. 2015) (addressing a policy defining flood loss as \u201call losses or damages arising\u201d during a flood); For Kids Only Child Dev. Ctr., Inc. v. Phila. Indem. Ins. Co.<\/em>, 260 S.W.3d 652, 654 (Tex. App.\u2014 Dallas 2008) (the policy stated that it would pay for \u201closs or damage caused by or resulting from flood damage or water,\u201d but would \u201cnot [pay] more than $25,000 in any one occurrence\u201d).<\/p>\n\n\n\n

6<\/sup> See, e.g.<\/em>, Northrop Grumman Corp. v. Factory Mut. Ins. Co.<\/em>, 805 F. Supp. 2d 945, 950 (C.D. Cal. 2011) (\u201c[T]he court finds it significant that the Flood Sublimit only refers to \u2018physical loss or damage\u2019 and does not \u2014 as it could and as the policy does in defining business interruption loss \u2014 refer to loss caused by physical loss or damage.\u201d); but see Almah LLC v. Lexington Ins. Co.<\/em>, 2016 Del. Super. LEXIS 47, at *15 (Del. Super. Ct. Jan. 27, 2016) (applying a flood sub-limit to business interruption loss under a policy stating that time element losses are \u201csubject to the applicable limit of liability that applies to the insured physical loss or damage.\u201d).<\/p>\n\n\n\n

7<\/sup> See, e.g.<\/em>, Madelaine Chocolate Novelties v. Great Northern Ins. Co.<\/em>, 399 F. Supp. 3d 3, 12 (E.D.N.Y. 2019) (finding an ambiguity and triable issue of fact regarding the application of a \u201cflood\u201d exclusion under a policy containing \u201cdueling\u201d anti-concurrent causation language in a covered \u201cwindstorm\u201d definition); Pinnacle Entm\u2019t, Inc. v. Allianz Global Risks US Ins. Co.<\/em>, 2008 U.S. Dist. LEXIS 108583, at *17 (D. Nev. Mar. 26, 2008) (holding that a flood exclusion did not apply to wind-driven floods under a policy expressly providing coverage for a \u201cweather catastrophe occurrence\u201d).<\/p>\n\n\n\n

8<\/sup> See, e.g.<\/em>, Naumes, Inc. v. Landmark Ins. Co.<\/em>, 119 Ore. App. 79, 83 (Ore. Ct. App. 1993) (reversing grant of summary judgment in favor of insurer upon finding that there was a genuine issue of material fact regarding the cause of the insured\u2019s loss\u2014excluded flooding and surface water or non-excluded \u201cdebris torrent\u201d).<\/p>\n\n\n\n

9<\/sup> See, e.g.<\/em>, Northland Ice Center, Inc. v. Centennial Ins. Co.<\/em>, 1979 Ohio App. LEXIS 10249, at *4 (Ohio Ct. App. Apr. 18, 1979) (affirming the trial court\u2019s decision that damage to a skating rink was not the result of an excluded flood, but rather the result of a collapsed embankment that allowed water and waterborne debris to crash into the insured structure).<\/p>\n\n\n\n

10<\/sup> See, e.g.<\/em>, State Farm Lloyds v. Marchetti<\/em>, 962 S.W.2d 58, 61 (Tex. App.\u2014Houston [1st Dist.] 1997, pet. denied) (\u201cHere, excessive rainfall caused the sanitation sewer system to exceed its capacity and direct waters back through the underground lines from the street into appellees\u2019 home, in turn, causing non-flood water and sewage to accidently discharge or overflow from within the plumbing system in their home. We hold that when the loss is a consequence of the invasion of the insured premises by non-flood water, even though the invasion may have been proximately caused by flood water, the exclusion does not apply.\u201d).<\/p>\n\n\n\n

11<\/sup> See, e.g.<\/em>, Playa Vista Conroe v. Ins. Co.<\/em>, 989 F.3d 411, 417 (5th Cir. 2021) (finding that a \u201cflood\u201d exclusion did not apply to damage to boat slips where the policy defines \u201cflood\u201d as \u201ca general and temporary condition of partial or complete inundation of 2 or more acres of normally dry land areas or of 2 or more distinct parcels of land (at least one of which is your property) with water\u201d).<\/p>\n\n\n\n

12<\/sup> See, e.g.<\/em>, Zurich American Insurance Co. v. Medical Properties Trust Inc.<\/em>, 237 N.E.3d 733 (Mass. 2024) (\u201c[W]e conclude that the definition of \u2018surface waters\u2019 does not include the rainwater that landed and accumulated on the rooftop courtyard and parapet roofs in this case, or at least it does not unambiguously include such accumulation of water on a roof.\u201d); Laur v. Safeco Ins. Co. of Ind.<\/em>, 2024 U.S. App. LEXIS 14576 (5th Cir. Jun. 14, 2024) (affirming the district court\u2019s grant of summary judgment to an insurer, who had denied coverage for water damage to the insured\u2019s basement from a burst irrigation line where (1) the subject policy insured freezing to a landscape sprinkler system unless the resulting loss is excluded as either \u201csurface water\u201d or \u201cwater below the surface of the ground\u201d; and (2) the water damaging the homeowner\u2019s basement both originated below the surface of the ground and flowed at ground level).<\/p>\n\n\n\n

\n\n\n\n

When one of your cases is in need of a construction expert, estimates, insurance appraisal or umpire services in defect or insurance disputes – please call Advise & Consult, Inc. at 888.684.8305, or email experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n\n\n\n

<\/p>\n","protected":false},"excerpt":{"rendered":"

Micah Skidmore | Haynes Boone With five months to go, 2025 is already the year of the flash flood in the United States. To date, the National Weather Service has issued more than 3,600 flash flood warnings across the United States in 20251\u2014more than any other year on record since 1986.2 Extreme precipitation events have resulted… Continue reading Torrential Rains and Insurance Claims: When Exclusions and Limitations On \u2018Flood\u2019 Coverage May Not Apply<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[10721,9721],"tags":[9895,678,22],"class_list":["post-904666","post","type-post","status-publish","format-standard","hentry","category-insurance","category-property-damage","tag-advise-consult","tag-flood-damage","tag-insurance","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nTorrential Rains and Insurance Claims: When Exclusions and Limitations On \u2018Flood\u2019 Coverage May Not Apply - 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