Los Angeles County, CA

What floods houses here, and what the policy answers for.

Coastal flooding is the local event, and a homeowners policy does not answer for it.

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Los Angeles County, measured

Homes in the flood zone

0.5%

Rising water is not the local risk. What comes out of the plumbing is.

July dew point

54°F

Air dries materials quickly here, which is why a slow leak can hide for months.

Days at or below 20°F

Frozen pipes are not the local story. Supply lines and appliances are.

Median year built

1965

Homes of this vintage may carry polybutylene supply, which fails along the pipe itself.

Drywall cut away in a straight line above the water line, bare studs and wet insulation below — What soaked and cannot be dried through is cut out rather than dried. The height of the cut is decided by readings, not by how the wall looks.

The line most owners find out about too late

A homeowners policy answers for water that escapes suddenly and accidentally inside the house — a pipe, a hose, a water heater, an overflow. It does not answer for water that rises from outside, anywhere in the country. That is flood, it is bought separately through NFIP, and cover starts thirty days after you buy it.

It also does not answer for a leak that has been weeping behind a wall for a year. That is a gradual loss, and the mold that came with it is excluded on the same ground.

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What floods houses here, and what the policy answers for.

Los Angeles County, measured

The line most owners find out about too late

Where this is

Towns in Los Angeles County