What to Do After Property Damage: Your First 48 Hours

After a fire, storm, burst pipe or other damage to your home, your first job is to keep people safe. Your second is to stop the damage from getting worse and photograph everything before you clean up, then report the loss to your insurer and get a claim number.

What you do in the first two days can shape your whole claim. Here are the steps in order.

Step 1: Make sure everyone is safe

Ready.gov, FEMA's preparedness site, says not to go back until "local officials say it is safe to return" (Ready.gov ↗).

Ready.gov says to stay out if:

• You smell gas
• Floodwaters remain around the building
• You have doubts about the building's safety

When you walk around outside, check for loose power lines, gas leaks and structural damage, and watch for damaged wiring and contaminated water. If you're unsure the building is sound, Ready.gov suggests having it checked by "a qualified building inspector or structural engineer before entering" (Ready.gov ↗).

Step 2: Take photos and video before you clean up

Once it's safe, document the damage before you move, clean or throw anything away. Ready.gov says: "before you clean up, take photos and make a list" (Ready.gov ↗). United Policyholders, a national nonprofit for policyholders, puts it in capital letters: "Take photos BEFORE clean-up, disposal or repairs" (United Policyholders ↗).

Tips for good photos:

• Shoot every affected room, plus the outside, roof (from the ground) and any outbuildings.
• Take photos and video "from multiple angles and distances" (FloodSmart ↗).
• Get close-ups of serial numbers, model labels and water lines on walls.

If a quick safety step comes first, like shutting off a water valve, do it, then document. See our guide on how to document damage for an insurance claim.

Step 3: Prevent further damage with temporary repairs

Most policies expect you to protect your property from more harm. The Insurance Information Institute (Triple-I) says to "take reasonable steps to protect your property from further damage" (Triple-I ↗). It also says: "Do not wait until a claims adjuster arrives to make temporary repairs" (Triple-I ↗).

Common temporary repairs include:

• Tarping a damaged roof
• Boarding up broken windows and doors
• Shutting off the water and removing standing water
• Moving undamaged belongings to a dry, safe spot

Hold off on permanent repairs. The Texas Department of Insurance (TDI) warns that "the insurance company might deny your claim if you make permanent repairs before it sees the damage" (TDI ↗). The Oklahoma Insurance Department adds that permanent repairs should wait until the insurer has inspected and you have agreed on the cost (Oklahoma Insurance Department ↗).

Triple-I notes that payments for temporary repairs "are part of the total settlement," and most insurers reimburse "reasonable and necessary repairs," sometimes up to a set dollar limit (Triple-I ↗). Water damage moves fast, so see our water damage claim guide if a leak or burst pipe is involved.

Step 4: Keep damaged items and every receipt

• Keep damaged items. Triple-I says: "Don't throw out damaged items until the adjuster has visited" (Triple-I ↗). FEMA's flood checklist makes an exception for items that are a health hazard or that local law requires you to dispose of, and suggests keeping samples of carpet, flooring and blinds to show the adjuster (FloodSmart ↗). Photograph anything you must remove first.
• Save receipts. Ready.gov says to "save all your receipts for post-damage repair and clean up" (Ready.gov ↗). That includes tarps, plywood, fans, water removal services, hotels and meals.
• Start a list. Write down damaged belongings, roughly how old they are and what they cost.

Step 5: Call your insurer and get a claim number

Report the loss as soon as you can. TDI's advice is simple: "Tell your company as soon as possible" (TDI ↗). Many policies and states set notice deadlines, and they vary, so don't wait. Check your state's page and the "duties after loss" section of your policy.

When you call:

• Have your policy number ready (DC DISB ↗).
• Write down your claim number. United Policyholders notes that when you report directly to the insurer, "they will open a claim and assign you a claim number" (United Policyholders ↗). If you bought through an agent, the agent can start the claim.
• Ask what documents, forms and information the insurer needs (DC DISB ↗).
• Ask for a full copy of your policy if you don't have one. Your declarations page lists your coverages and limits.

Start a claim diary. United Policyholders recommends logging "who you talked to, the number you called, date and time, what was said" (United Policyholders ↗). Put important requests in writing when you can.

Step 6: Beware of storm-chasing contractors

After big storms, people often knock on doors offering fast repairs. The DC insurance department warns that "home repair fraud increases following a major storm" (DC DISB ↗).

Protect yourself:

• Get more than one written bid and check references (Oklahoma Insurance Department ↗).
• Ask for proof of licenses, permits, insurance and bonding (DC DISB ↗).
• Don't pay large sums upfront. Triple-I warns about contractors "who ask for a large amount of money up front" and bids that are very low (Triple-I ↗).
• Never sign a contract with blank spaces, and keep a copy (Oklahoma Insurance Department ↗).
• Walk away from deductible waivers. In Texas, TDI says it's illegal for contractors to waive your deductible or help you avoid paying it (TDI ↗). Oklahoma's department also calls deductible waivers and rebates illegal there.

Some states add more protections. In Florida, for example, contractors may not offer deductible waivers or gifts to get you to file a roof claim, and may not interpret your policy or adjust your claim unless they are a licensed public adjuster. Florida owners can also cancel certain roof contracts signed within 180 days after a governor-declared emergency, within 10 days of signing or by the official start date, whichever comes first (Fla. Stat. s. 489.147 ↗). Rules differ elsewhere, so see the Florida or Texas pages, or your own state insurance department.

Step 7: If you can't live there, ask about ALE

If the damage makes your home unlivable, your policy may include additional living expenses (ALE), also called loss of use. Triple-I says most homeowners, condo and renters policies cover extra costs above your normal living expenses when a covered loss displaces you. It says ALE is "generally 20 percent of the total insurance you have on your home," though some policies cap it by dollar amount or time (Triple-I ↗). TDI notes it may be limited to 10% to 20% of dwelling coverage, and warns you to "watch your expenses to make sure you don't run out of ALE" (TDI ↗).

Triple-I says your insurer will advance money for reasonable living expenses if you can't stay in your home (Triple-I ↗). United Policyholders suggests asking for a cash advance for ALE and to start replacing contents (United Policyholders ↗). Keep every hotel, rent, meal and mileage receipt. See our additional living expenses guide for details.

Do you need a public adjuster right away?

Usually not in the first 48 hours. Your priorities are safety, stopping damage and documenting it. Many claims, especially small or simple ones, are settled fairly without outside help, and a public adjuster's fee comes out of your payout.

A licensed public adjuster may be worth a call if the loss is large or complex, you're displaced and can't manage the claim, or the insurer later disputes or underpays it. If the dispute is about what your policy wording means, or you're thinking about a lawsuit, talk to an attorney. Compare the likely fee against what you expect to gain before you sign.

If your claim is big or stuck, Get matched with a licensed public adjuster.

This guide is general information, not legal advice. Rules vary by state and policy, so confirm deadlines and requirements with your insurer and state insurance department.

Frequently asked questions

Should I clean up before the insurance adjuster comes?

Take photos and video first. Then do what's needed to stop more damage, such as removing standing water, but keep damaged items until the adjuster sees them unless they're a health hazard (FloodSmart ↗).

Will insurance pay for emergency repairs like a roof tarp?

Often, yes. Triple-I says most insurers reimburse reasonable and necessary temporary repairs, sometimes up to a set limit, and those payments count toward your total settlement. Keep the receipts.

How soon do I have to report property damage?

As soon as you can. Deadlines vary by policy and state, so check your policy's "duties after loss" section and your state insurance department.

What should I ask for when I call my insurer?

Get your claim number, the adjuster's name and contact details, and a list of the documents and forms the insurer needs. Log the date, time and what was said in a claim diary.

Can a contractor handle my insurance claim for me?

Rules vary by state. In Florida, contractors may not adjust claims or interpret your policy unless they are licensed public adjusters (Fla. Stat. s. 489.147 ↗). Be cautious about signing anything that gives a contractor control of your claim.

Who pays for a hotel if my house is unlivable?

If your policy includes additional living expenses, it may pay extra costs above your normal living expenses while you're displaced, up to a limit. Ask your insurer about an advance and keep all receipts.