Does Insurance Cover Zippering Damage?

“Zippering damage” is a term describing specific patterns of structural deterioration. Understanding how homeowners insurance addresses this damage requires examining policy language and exclusions. This article explores the nature of zippering damage and its interaction with standard insurance coverage.

Understanding Zippering Damage

“Zippering damage” is a colloquial term describing specific cracking patterns observed in various structures, including building foundations, walls, driveways, and sidewalks. This term often refers to cracks that appear to spread or “unzip” along a seam or line, suggesting a progressive failure. Such damage can manifest as stair-step cracks in masonry, horizontal cracks in poured concrete, or spiderweb-like patterns on surfaces.

The underlying causes of zippering damage are related to soil dynamics and structural movement. Common culprits include the expansion and contraction of clay-rich soils due to changes in moisture content, which can exert pressure on foundations. Tree roots growing near structures can also cause localized uplift or subsidence as they absorb moisture from the soil or physically displace concrete.

Gradual settling of a structure over time, especially in areas with unstable or improperly compacted soil, can lead to stress and cracking. Minor earth movement, such as localized soil shifts or vibrations from nearby construction, can also contribute to the development or exacerbation of these characteristic crack patterns. Recognizing the specific cause is important for determining potential insurance coverage.

Homeowners Insurance and Zippering

Standard homeowners insurance policies provide financial protection against various perils that can damage a dwelling and its contents. These policies fall into two main categories: “named perils” and “all-risk” (or open perils) policies. Named perils policies only cover damage caused by events specifically listed, such as fire or theft. All-risk policies cover damage from any cause unless specifically excluded.

For zippering damage, coverage depends on the proximate cause, rather than merely the appearance of cracks. If damage results from a sudden and accidental event that is a covered peril, such as a burst pipe causing localized foundation damage, it may be covered. However, policies often differentiate between direct damage from the peril and consequential damage, with specific limitations applying.

Most homeowners policies cover sudden and unforeseen events, not gradual deterioration or maintenance deficiencies. For example, damage from an internal system failure, like a plumbing leak leading to foundation issues, is more likely to be covered than damage from natural ground settling.

Common Exclusions for Zippering Damage

Homeowners insurance policies contain common exclusions that frequently lead to denied claims for zippering damage. One significant exclusion is “earth movement,” which encompasses damage caused by landslides, mudslides, earthquakes, and sinkholes. These events, while capable of causing extensive cracking, are considered catastrophic and require separate, specialized insurance policies like earthquake insurance.

Another widespread exclusion pertains to damage caused by the “settling, shrinking, bulging, or expansion of pavements, foundations, walls, floors, or ceilings.” This exclusion addresses the natural, gradual movement of a structure or its surrounding ground over time, which insurers consider to be normal wear-and-tear or a maintenance issue. Damage from tree roots, which can cause significant structural stress, is also commonly excluded, often falling under the scope of maintenance responsibilities.

Water damage from ground seepage, hydrostatic pressure, or surface water entering the foundation is excluded under standard policies. This type of water intrusion, which can undermine structural integrity and lead to cracking, often requires a separate flood insurance policy through the National Flood Insurance Program (NFIP) or a private insurer. These exclusions exist because the perils are considered predictable, preventable through maintenance, or too widespread and costly for standard policy coverage.

Filing a Claim for Zippering Damage

Upon discovering zippering damage, homeowners should promptly document the issue. This documentation should include detailed photographs and videos capturing the location, size, and characteristics of the cracks. It is also advisable to measure the cracks and note any progression over time, which can provide valuable evidence regarding the damage’s nature.

If safe, homeowners should take reasonable steps to prevent further damage. This might involve diverting water away from the foundation or temporarily shoring up a compromised area, while avoiding actions that could compromise a later investigation by the insurer. Any expenses incurred for these mitigation efforts should be meticulously recorded, as some policies may cover reasonable costs to prevent further loss.

Before contacting the insurance provider, homeowners should carefully review their specific policy documents. Understanding the definitions of covered perils, the limitations, and the exclusions related to foundation or structural damage is important. This review helps in framing the claim effectively and understanding what information the insurer will likely require.

Homeowners should contact their insurance provider to initiate the claim process. Providing all requested information promptly and maintaining clear, consistent communication throughout the process is important. The insurer will send an adjuster to inspect the damage and determine if the cause aligns with covered perils under the policy’s terms.