Blocked Pipes and Insurance: Understanding What's Covered

Community scheme legislation doesn't require insurance to cover the unblocking of pipes, and most mainstream insurers exclude this from their standard policies. However, confusion often arises about what is and isn't covered when pipe blockages occur. Understanding these distinctions can prevent disappointment and unexpected expenses.

The Basic Principle

Sudden and unforeseen water damage may be covered by insurance, but this coverage typically includes water damage only. It normally excludes the cost of removing sewerage, dirt, or other objects causing blockages.

In insurance terms, water damage is covered, but "clearing or cleaning" is not usually considered "damage" by definition. This distinction is crucial to understanding how claims are assessed.

The Importance of Preventative Maintenance

Many insurers now apply stricter adherence to the conditions of cover. Reasonable precautions and preventative measures must be taken. Where such measures are absent, and damage could have been prevented, claims are likely to be rejected.

For example, if a gutter or drain isn't regularly cleaned, becomes clogged, and causes overflow and water damage, the insurer will likely reject the claim entirely. The reasoning is that regular maintenance would have prevented the problem; this wasn't an unforeseen event but rather a predictable consequence of neglect.

Scenario A: Sudden Blockage with Water Damage

Consider this situation: A PVC pipe carries waste through multiple sections, with several sections connecting into a common pipe (making it common property). Someone disposes of solid material that blocks this pipe, causing backflow of water into a section.

The water flows into the kitchen, causing sudden and unexpected damage to kitchen units and flooring. There's foul debris and unpleasant smells.

What Would Likely Be Covered:

• Water damage to kitchen units

• Damage to the flooring caused by water

  
  

What Would Likely NOT Be Covered:

• Cost of unblocking the pipe

• Repair of the blockage itself

• Removal of foul debris

• Cleaning to remove smells

• Treatment for bacterial contamination
  

The key is that once it's determined the cause was a blockage, insurers typically pay only for the water-damaged portion of the claim. The insurer's position is that blockages themselves aren't normally covered, only the resulting water damage.

Understanding Burst vs. Blocked Pipes

This distinction is important: burst pipes are usually covered, which implies "a pipe under pressure." Waste pipes are highly unlikely to burst. As a rule, waste pipes don't fall under burst pipe cover.

Only the resulting water damage would be considered, the sudden water damage to kitchen units and flooring. Remember: only damage is covered, not cleaning.

Scenario B: Slow, Undetected Leak

If a blockage caused a slow and barely detectable overflow (or leak or dampness) that occurred over time and damaged kitchen units slowly over an extended period, resulting in mould, smells, and swelling of materials, there would be no insurance claim whatsoever.

Why? Because this wasn't sudden and unforeseen, it was gradual and, theoretically, should have been detected earlier. Insurance covers sudden, unforeseen events, not gradual deterioration or damage that develops over time.

If damage had been reported immediately when first noticed, further loss could have been prevented. If the body corporate was held liable, they could argue the owner (or their tenant) was negligent by not reporting the damage earlier. Under reasonable circumstances, the body corporate might have to bear the expense, but insurance wouldn't respond.

Scenario C: Section-Specific Blockage Affecting Another Section

An owner's section pipe (not a common pipe) becomes blocked, causing sudden and unforeseen damage to the section below.

Under these circumstances, insurance would typically pay for water damage, but still be subject to excess. The blockage-clearing costs would likely still be excluded, but the consequential water damage to the affected section below would be covered.

What Contamination Cover Includes

Usually, contamination, dirt, cleaning, and pollution, not being "water damage" in the strict sense, fall outside standard cover. Some policies might include limited contamination cover, but this is the exception rather than the rule.

If you need cover for contamination or pollution events, this typically requires specific additional cover, not standard building insurance.

Practical Implications

For Body Corporates:

• Implement regular drain and gutter cleaning schedules

• Document all maintenance activities

• Include drain maintenance in annual budgets

• Don't rely on insurance to cover neglected maintenance

• Respond immediately when blockages are reported

  
  

For Owners:

• Report any signs of leaks or blockages immediately

• Don't dispose of inappropriate items down drains

• Understand that your section's pipes are your responsibility

• Budget for occasional drain clearing as maintenance

• Consider whether you need additional cover for contamination events

  
  

For Trustees:

• Ensure clear policies exist about who's responsible for what pipes

• Educate owners about proper disposal practices

• Maintain emergency contacts for plumbing services

• Review insurance policies to understand the exact cover

• Consider whether the scheme needs additional cover options

  
  

Prevention Is Key

The best approach to pipe blockages is prevention:

Regular Maintenance:

• Schedule quarterly gutter and drain cleaning

• Annual inspection of drainage systems

• Prompt attention to slow-draining fixtures

• Professional drain inspections every few years

  
  

Proper Use:

• Educate residents about what can and cannot go down drains

• Install drain guards to catch debris

• Discourage disposal of fats, oils, and unsuitable materials

• Provide clear guidelines about proper waste disposal

  
  

Early Detection:

• Encourage reporting of slow drains immediately

• Train maintenance staff to recognise warning signs

• Act quickly when issues are reported

• Document all maintenance and repairs

  
  

The Cost Reality

Professional drain clearing typically costs between R500 and R2,000, depending on the severity and location of the blockage. Major excavation to replace blocked or broken pipes can cost R5,000 to R20,000 or more.

Water damage from a serious overflow or leak can easily cost R20,000 to R100,000 or more for a single section, depending on the extent and location.

From this perspective, spending on regular preventative maintenance is obviously cost-effective compared to either uninsured blockage clearing costs or the excess and premium increases following major water damage claims.

Conclusion

As long as the resulting water damage is sudden and unforeseen, and the cause isn't due to negligence, insurers will usually admit the water-damaged portion of claims. However, the blockage itself, contamination, cleaning, and pollution typically fall outside cover.

The message is clear: regular maintenance isn't just good practice, it's essential to avoid both uncovered costs and potential claim rejections. Insurance is there for sudden, unforeseen events, not for addressing maintenance that should have been performed.

Understanding these distinctions helps set realistic expectations about Blocked Pipes and Insurance, and what does and doesn't get covered, relating to preventing disappointment when blockage-related incidents occur. The key takeaway: invest in regular maintenance, act quickly when problems arise, and understand that insurance covers damage, not cleaning or maintenance.