Important: This page is general information, not insurance or legal advice. We are a referral service, not an insurance agency or public adjuster. We don't handle claims and can't tell you whether your policy will pay. Only your policy and your insurer can answer that.

The short answer

Standard homeowners policies are built to cover sudden and accidental damage from listed or non-excluded causes, such as fire, wind or a burst pipe. Most foundation problems in the Wichita area develop slowly, as soil shrinks and swells, settles or stays wet. Those gradual causes are typically excluded. So in many cases, the cost of stabilizing a settling foundation falls on the homeowner. In some situations, though, damage to a foundation can be part of a covered claim. Which situation you're in depends on the cause and on your policy's exact wording.

What's typically excluded

The Kansas Insurance Department's Home and Renters Insurance Shopper's Guide says most homeowners policies don't cover losses from normal wear and tear, neglect, flood or rising water, water damage from sewer backup, or earthquakes, among other exclusions. The Insurance Information Institute (Triple-I) says the same about flood and earthquake. It adds that policies don't cover damage from a lack of maintenance and that the most common special form excludes perils such as landslide, mudslide and sinkhole. Common standard policy forms, such as the widely used ISO HO 00 03 special form, also exclude settling, shrinking, bulging or expansion of foundations, walls and floors, along with broader "earth movement" language. Your insurer's wording may differ. For Wichita homeowners, the practical effect is:

  • Settling and soil movement. Damage from soil that shrinks and swells (the expansive clay common around Wichita), settles or shifts is generally excluded.
  • Wear and tear, deterioration and maintenance. Cracks that develop with age, or damage from long-term drainage problems, are usually treated as maintenance.
  • Flood and surface water. Standard policies exclude flood. Kansas residents can buy flood coverage through the National Flood Insurance Program (NFIP) and some private insurers.
  • Sewer or drain backup. Usually excluded unless you've added a sewer-backup endorsement.
  • Earthquake. Excluded from standard policies (more below).

When foundation damage may be covered

Coverage is more likely when a sudden, covered event directly damages the foundation. Examples that policies may cover, subject to their terms:

  • Sudden plumbing discharge. Triple-I lists accidental discharge or overflow of water from plumbing, heating or air-conditioning systems, or from a household appliance, among the perils covered by broad and special forms. If a pipe bursts suddenly and the water damages the structure, the resulting damage may be covered. Policies differ on whether they also pay to tear out and replace the slab to reach the pipe, and they generally won't cover a slow leak that went on for months.
  • Storms and other named perils. Windstorm, hail, fire, lightning, explosion, falling objects and vehicle impact are standard covered perils. If a covered storm drops a tree on the house or a vehicle strikes the foundation, the foundation damage may be part of that claim.

Even when the event is covered, deductibles, limits and exclusions still apply. The insurer, not the contractor, decides.

Earthquakes in Kansas

The Kansas Insurance Department says a standard homeowners policy does not cover earthquake damage. You may be able to get an endorsement or a separate earthquake policy. The department notes that companies may distinguish between man-made and naturally occurring earthquake causes. An earthquake policy generally covers repairs to the home, and it may cover detached structures and directly damaged personal property. According to the department, it usually won't cover water damage or damage to land. If earthquake coverage matters to you, ask your agent exactly which causes are included and what the deductible is.

Questions to ask your agent

  • Does my policy exclude settling, earth movement or expansion of foundations? Are there any exceptions?
  • If a plumbing line under my slab fails suddenly, what is covered: the water damage, the access (tear-out) cost, the pipe?
  • Do I have, or can I add, sewer/drain backup coverage, flood coverage through NFIP, or an earthquake endorsement?
  • What is my deductible for each, and are there sub-limits?

If you think you have a covered loss

The Kansas Insurance Department's guide advises contacting your agent or insurer promptly and getting the adjuster's instructions before you repair or replace damaged property. Make only temporary repairs needed to prevent further damage, take photos or video, and keep notes of your calls with the company. It also suggests getting more than one bid and using a local, reputable contractor. If you can't reach agreement with your insurer, the department runs a Consumer Assistance Hotline at 1-800-432-2484 and has more resources at insurance.kansas.gov.

For a foundation issue that insurance won't cover, an inspection still tells you what's causing the movement and what a fix might cost. Learn more about foundation repair, basement wall repair, crawl space repair and slab leveling, or read our Wichita clay soil guide.

Sources