What a Renters Policy Is Built To Cover
A renters policy has three parts that matter after a leak. Personal property coverage pays toward your belongings. Additional living expense coverage can help with a hotel if the unit cannot be lived in. Liability coverage helps if you cause damage to someone else's unit.
The building, the walls, the floors and the plumbing belong to the owner and are covered by the owner's policy. That is the first thing to understand, because tenants often assume the policy fixes the apartment.
Covered, Not Covered, Depends
| Event | Usually your policy | Note |
|---|---|---|
| Burst pipe soaks your couch and rug | Often covered | Sudden and accidental losses are the core of most policies |
| Upstairs neighbor overflows a tub | Often covered | Your belongings, not the structure |
| Slow leak under a sink for months | Often not covered | Gradual damage is commonly excluded |
| Flood from outside water or storm runoff | Usually not covered | Flood needs a separate flood policy |
| Sewage backup | Depends | Often needs an added endorsement |
Policies differ. Read yours or ask your insurer.
Flood Is the Exclusion That Surprises People
The Utah Insurance Department states that a standard homeowners policy does not cover flood, and it describes separate flood coverage. Flood policies usually carry a 30-day waiting period, so a policy bought after the water arrives will not help.
Renters can buy flood coverage for contents. If you live in a ground-floor or basement unit near a canal, a window well or low ground, ask about it before spring runoff, not after.
The First Day: What a Tenant Should Do
Do these in order
- Stop the water if you can safely reach a valve, and tell your landlord or property manager at once
- Photograph the water, the source and your belongings before you move anything
- Move valuables to a dry spot and keep receipts for any emergency purchase
- Call your insurer to open a claim, and ask what it needs
- Write down the time you found the water and who you told
Your landlord is responsible for the structure. Our water mitigation service can dry a unit when the owner or property manager authorizes it. Do not hire a crew for a rental without telling the landlord first.
What Landlords and Tenants Each Owe
Leases differ, and so do the steps. A landlord generally handles repairs to the building and the plumbing. A tenant handles reporting the problem quickly and protecting their own belongings.
If the cause was your own action, such as an overflowing tub, your liability coverage may help with the neighbor's damage. Read the lease and the policy for the exact terms.
Lehi Rentals in Numbers
The Census Bureau reports that 75.2 percent of Lehi housing units are owner-occupied for 2020 through 2024. That leaves about a quarter that are not, a large number of units in a city of 95,313 people in the July 2025 estimate.
The Utah Insurance Department lists the state claims-practice rules, including Utah Administrative Code R590-190 for property claims, on its site. Ask your insurer how it applies to your claim.
Source types: U.S. Census Bureau QuickFacts for Lehi, Utah Insurance Department website and flood FAQ.
Limits, Deductibles and Replacement Value
A renters policy has a total limit for personal property and a deductible you pay first. A small loss under the deductible may not be worth a claim at all. Read the declarations page for both numbers before you decide.
Policies also differ on whether they pay actual cash value or replacement cost. Actual cash value subtracts depreciation, so a six-year-old couch is paid at a fraction of the price of a new one. Replacement cost pays closer to what a new item costs.
Loss of Use: Where You Sleep While Repairs Happen
Many renters policies include loss of use or additional living expense coverage. It can help with hotel costs or extra housing expense if the unit cannot be lived in after a covered loss. Limits and time caps vary, so ask your insurer how yours works.
Keep every receipt, including food costs above your normal spending. A simple notes file with dates, amounts and the reason for each charge saves time when the adjuster asks.
Questions to Ask Your Insurer on the First Call
- Was the water source sudden and accidental under my policy language?
- What is my personal property limit, and what is my deductible?
- Do I have actual cash value or replacement cost coverage?
- Does my policy include loss of use, and how long does it last?
- What documentation do you need, and how do I submit photos?
Write the answers down with the date and the name of the person you spoke to. Phone notes carry weight if a later conversation disagrees with the first one.
Where Restoration Fits in a Tenant Situation
In most leases the landlord controls the building and the tenant controls the contents. That means a restoration company hired by the owner dries walls and floors, while your own belongings may need separate attention. Tell the crew which items are yours, so they can be moved and photographed.
If you are not sure who should call a crew, call the landlord first and ask in writing. We can explain what our water damage cleanup work covers, and we never promise an insurance outcome.
Tenants in American Fork and Saratoga Springs face the same questions, since the policy language is what decides, not the town.
Documenting Your Belongings
Insurers ask for a list of damaged items with age and value. A video walk-through of your unit, taken before any loss, makes the list easier. If you do not have one, photos of the damage and receipts or bank records help.
We describe condition and moisture readings in writing when a crew is on site, which supports your documentation. We do not state payouts or promise approval.
Need drying for a rental unit?
Call and describe the unit. We explain scope and price before work starts, once the owner has approved it.
Call (385) 988-9410The same guidance applies to tenants in Draper and Eagle Mountain, where we also dispatch crews.
Common Questions
It often covers your belongings if the burst is sudden and accidental, but not the building. Ask your insurer for your policy's wording.
Usually the owner's insurance. Tell your landlord the same day, and do not authorize work without the owner's approval.
Usually not. Flood needs separate coverage, and flood policies carry a waiting period.
Your own policy may respond, and the neighbor's liability coverage may also be involved. Call your insurer and keep photos.