Earthquake and flood: the gaps in many BC home policies

The short answer

Many home, condo and tenant policies in British Columbia don't cover earthquake damage or overland flooding unless you add them. Both are real risks here, and both are usually available as optional coverage. The time to check is before you renew, not after something happens.

Earthquake

Much of coastal British Columbia sits in one of Canada's most active earthquake zones. Standard home insurance policies generally exclude damage caused by the shaking itself, so earthquake protection is usually an optional add-on.

• The deductible works differently. Earthquake deductibles are commonly a percentage of your insured value, such as 10% or more, rather than a flat amount. On a home insured for $800,000, a 10% deductible is $80,000.
• Fire after an earthquake is typically covered under a standard policy, but check your wording.
• Ask about additional living expenses. If you can't live at home after a quake, this coverage helps pay for somewhere else to stay.

Flood and water damage

The atmospheric river of November 2021 showed how quickly water can reach homes in BC. Water damage is covered in pieces, and the pieces are easy to miss.

• Overland flood covers water entering your home from rivers, lakes or heavy rainfall flowing over the ground. It's usually an optional add-on.
• Sewer backup covers water coming up through your drains. It's also usually separate.
• Groundwater seeping through foundations is often excluded, even with other water coverage.
• Sudden water damage from a burst pipe is usually covered. Damage from slow leaks or poor maintenance usually isn't.

Availability and price depend on where you live, especially if your home is in a mapped flood zone.

If you own a condo

Your strata corporation insures the building, but that doesn't cover everything that matters to you.

• Your belongings and your upgrades, such as new flooring or cabinets, need your own condo policy.
• Strata deductibles in BC can be very large, especially for water and earthquake claims. If the damage started in your unit, the strata may be able to charge that deductible back to you.
• Deductible and loss assessment coverage on your own policy can help pay those costs. Read your strata's insurance summary to see what the deductibles actually are.

If you rent

Your landlord's insurance protects the building, not your belongings, and it won't cover you if you accidentally damage someone else's property. Tenant insurance covers your contents, your personal liability and extra living costs if you have to move out temporarily. Many landlords now ask for it.

Questions to ask before you renew

1. Am I covered for earthquake, and what is the deductible in dollars?
2. Do I have overland flood and sewer backup coverage, and what are the limits?
3. Is my home insured for what it would cost to rebuild today, not what I paid for it?
4. For condo owners: what are my strata's deductibles, and does my policy cover them?
5. How much would I get for living expenses if I couldn't stay at home?
6. Have my renovations, valuables or home business been added to the policy?

This article is general information for people in British Columbia, current as of September 16, 2026. It isn't financial, tax, legal or insurance advice. Limits and rules change, and the right choice depends on your situation. Book a consultation to talk it through.