After two days of steady rain in Waco, David wasn't particularly concerned about the weather. His neighborhood had never flooded, and his house sat well away from the Brazos River. Besides, he had lived there for almost 15 years without a problem.
But by Saturday afternoon, the rain had overwhelmed the neighborhood's drainage system. Water began collecting in the street, and within an hour, it was creeping up David's driveway and the driveways of several of his neighbors.
He grabbed some towels and tried to keep the water from coming through the front door. It didn't help.
By the time the rain stopped, several inches of muddy water had spread through his living room, kitchen, and bedrooms. His flooring was ruined, the drywall had soaked up water, and several pieces of furniture were beyond saving.
What David experienced was a flood, and that distinction matters when it comes to insurance. Under the National Flood Insurance Program, a flood is defined as water that temporarily covers at least two acres of normally dry land or affects two or more properties, including yours.
David called his insurance company the next morning. He had a good home insurance policy with plenty of coverage, so he figured the company would help pay for the damage. Unfortunately, David was about to learn that having water damage coverage and having flood insurance are two very different things.
His home insurance policy excluded flooding. And because David had never considered his house a flood risk, he hadn't purchased a separate flood insurance policy.
Now he was facing tens of thousands of dollars in repairs on his own.
Most people assume their home insurance covers damage from storms. And in many cases, that's true. Your policy may cover damage caused by wind, hail, fire, and certain kinds of sudden water damage. But flooding is generally excluded from a standard homeowners policy.
The reason has to do with how insurance companies classify different types of losses.
If a windstorm damages your roof and rain enters through the opening, your home insurance would pay for the resulting damage. If a pipe suddenly bursts inside your house, the water damage could also be covered.
But if heavy rain collects outside, flows across your yard, and enters your home through the front door, that's generally considered flood damage.
The distinction isn't how much water gets inside your house. It's where the water came from and how it entered. That means two homeowners could have the same amount of water damage from the same storm and receive completely different claim decisions. One may have a covered homeowners insurance claim. The other may need a separate flood policy.
This is why it's so important to understand what your policy actually covers rather than assuming every kind of storm damage is included.
Here's a conversation we have with Texas homeowners that always surprises people. They tell us they don't need flood insurance because their house isn't in a flood zone. The problem is that flood maps don't tell you whether your home can flood. They help identify different levels of flood risk. Technically, every home is in a flood zone, but the risk varies based on certain criteria.
According to the Texas Department of Insurance, more than half the homes flooded during Hurricane Harvey were located outside designated high-risk flood zones. And the National Flood Insurance Program reports that nearly one-third of its flood insurance claims from 2014 through 2024 came from areas outside high-risk flood zones.
There are several reasons a neighborhood that has never flooded might suddenly have a problem. New construction can replace open fields with streets, parking lots, and rooftops. Rainwater that once soaked into the ground now runs into drainage systems that may not have been designed for the additional runoff. A slow-moving storm can dump several inches of rain in a short period, overwhelming storm drains and sending water into homes that have never experienced flooding. And sometimes, all it takes is a blocked drainage channel or an unusually intense rainstorm.
The point is that you don't have to live beside a river, lake, or creek to experience a flood. You just need more water than the surrounding ground and drainage systems can handle.
Flood insurance is designed to protect homeowners from damage caused by flooding that their standard home insurance generally excludes. Homeowners can purchase coverage through the National Flood Insurance Program (NFIP) or, in many cases, from private flood insurance companies. NFIP policies offer up to $250,000 in building coverage for an eligible residential home and up to $100,000 in personal property coverage.
Building coverage can help pay for damage to your home's foundation, walls, electrical systems, plumbing, and certain permanently installed equipment. Personal property coverage can help replace covered belongings such as furniture, clothing, and electronics.
However, flood insurance has its own exclusions and limitations. NFIP policies generally don't cover temporary living expenses while your home is being repaired, and coverage for certain items in basements is restricted. NFIP personal property coverage also typically pays actual cash value rather than replacement cost.
Private flood policies may offer higher limits or additional coverage options, depending on the insurance company. This is another reason comparing insurance policies matters. Just like home insurance, not every flood policy provides the same protection.
One of the biggest mistakes homeowners make is waiting until heavy rain is in the forecast before thinking about flood insurance.
Unfortunately, flood insurance usually doesn't work that way.
Most new NFIP flood insurance policies have a 30-day waiting period before coverage begins. There are exceptions, including certain policies purchased in connection with a mortgage transaction.
Private flood insurance companies may have different waiting periods, but they can also restrict new policies when a major storm is approaching.
That means you generally can't watch the weather forecast on Monday, decide a flood might hit on Friday, and expect a newly purchased flood policy to protect your home.
By the time you realize you need the coverage, it may be too late for that particular storm.
The better approach is to evaluate your flood exposure before heavy rain becomes an immediate concern.
I understand why homeowners hesitate to buy another insurance policy. Home insurance premiums have increased significantly in recent years, and nobody is excited about adding another expense.
But here's how I would look at it.
According to the Texas Department of Insurance, just one inch of floodwater can cause around $25,000 in damage to an average home.
Think about what happens when that water soaks into your flooring, baseboards, insulation, cabinets, and drywall. Even a relatively shallow flood can turn into a major restoration project.
Now consider what it would mean to pay those expenses yourself.
For some Texas homeowners, flood insurance may be an affordable way to transfer a potentially large financial risk to an insurance company. For others, premiums, deductibles, and policy limits may make the decision more complicated.
The goal isn't to buy every insurance policy available. It's to understand the financial risks you face and decide which ones you're comfortable handling yourself. And when you're evaluating flood insurance, it's worth comparing both NFIP and private market options to see what protection is available.
Texas weather has a way of reminding us that yesterday's conditions don't always predict tomorrow's problems. El Niño may bring a wetter winter to parts of Texas, but flooding isn't limited to one weather pattern or one season. Heavy rain can create problems almost anywhere in the state.
The important thing is understanding that your standard home insurance probably won't pay for damage caused by rising floodwater. At Insurance For Texans, we believe protecting your home starts with understanding the risks your insurance does and doesn't cover.
Through our True Texas Home Insurance program, we have helped thousands of Texas home owners review their existing protection, evaluate their home’s flood exposure, and explore coverage options that make sense for their home and budget.
Don't wait until water is coming through your front door to find out you're not covered. Click the button below and let us help you protect your Texas home.