Most people find out what their homeowners policy doesn't cover the worst way: on the phone with an adjuster, standing in a wet hallway. We'd rather you find out now, with your policy open.
This guide walks through the common exclusions and limits the Texas Department of Insurance (TDI) points to and what usually fills each gap, with links to deeper articles. For the whole policy, start with our complete Texas home insurance guide.
What does a Texas homeowners policy usually not cover?
The short answer: TDI says most policies don't cover flooding, continuous leaks, mold removal (unless a covered event caused it), pests, wear and tear, earth movement, long vacancies, or wind and hail to trees and shrubs, and they cap what they pay for things like jewelry.
That list comes from TDI's homeowners insurance guide (updated June 1, 2026). The same page says most policies won't pay for damages or injuries during short-term rentals. Wind and hail are a coastal gap only, as the wind section below explains.
How a policy is built matters, too. TDI's page on all-risk and named peril policies (updated September 29, 2025) explains that an all-risk policy covers any event it doesn't specifically exclude, while a named peril policy covers only the events it lists. Even all-risk policies usually exclude sewer backups, floods and earthquakes, TDI says.
| Gap | What usually fills it |
|---|---|
| Flood | A separate NFIP or private flood policy |
| Wind and hail on the coast (inland policies usually include it) | TWIA or a private wind policy, where your home policy excludes wind |
| Sewer or drain backup | A water backup endorsement |
| Continuous leaks and mold | Maintenance; some insurers sell mold cleanup coverage |
| Foundation and earth movement | A foundation or slab endorsement; an earthquake endorsement |
| Wear and tear, pests | Upkeep and inspections; insurance isn't built for these |
| Jewelry, art, electronics | Added coverage for the item |
| Building code upgrades | An ordinance or law (building code) endorsement |
| Home business, short-term rentals | Business endorsements or policies; coverage built for rentals |
Endorsements vary by company, so ask what yours offers.
Does homeowners insurance cover flooding in Texas?
The short answer: Usually not; TDI says most home policies don't cover flood damage, so you need a separate flood policy from the NFIP or a private insurer, and NFIP policies usually take 30 days to start.
TDI's guide says you can get a flood policy from your insurance company or the National Flood Insurance Program (NFIP), and most flood policies have a 30-day waiting period. FEMA's NFIP brochure (September 2024) puts the NFIP maximum for a single-family home at $250,000 for the building and $100,000 for contents, and notes the 30-day wait has some exceptions.
That's a national figure, not a Texas one, but the point holds here: a low-risk map zone doesn't mean no risk. Our Texas flood insurance guide compares NFIP and private flood, and covers cost.
Is wind and hail excluded on the Texas coast?
The short answer: Often, yes; TDI says most policies cover wind and hail except on the coast and in Harris County on Galveston Bay, where TWIA or a private wind policy often fills the gap.
Inland, wind and hail usually stay on the home policy. TDI's guide lists windstorm, hurricane and hail among the damages most policies cover, "but not if you live on the Gulf Coast," where your home policy might not cover them. The Texas Windstorm Insurance Association (overview modified May 27, 2026) covers wind and hail only, and says no other perils are covered.
- Where: all 14 first-tier coastal counties, including Galveston and Brazoria, plus parts of Harris County east of Highway 146 (La Porte, Morgan's Point, Pasadena, Seabrook and Shoreacres, inside city limits).
- Who qualifies: homes turned down by at least one private insurer, certified to building codes and in insurable condition.
- Flood link: certain V-zone properties built or altered after September 1, 2009, must show NFIP flood coverage to get TWIA.
County lines matter here. In Friendswood, Clear Creek divides the Galveston and Harris County sides, and only the Galveston County side is designated. Our Friendswood page explains what that means for your wind coverage, and our Galveston page covers island homes. For limits, deductibles and WPI-8 paperwork, see our windstorm insurance guide.
Which water damage isn't covered?
The short answer: Sudden, accidental water like a burst pipe is usually covered, but slow leaks, mold from those leaks, flood water and, on many policies, sewer backups are not.
TDI's water damage and mold page (updated April 24, 2025) says most home policies cover sudden, accidental water damage, such as a burst pipe, a toilet overflow or a broken washer hose. Most don't cover gradual leaks or seepage, including the mold those cause.
- Mold: TDI says if mold develops on an item damaged by a covered event, it's covered. Mold from a flood isn't. Cleanup and testing after the damaged item is removed usually aren't included, though your insurer may let you add cleanup coverage.
- Sewer and drain backup: TDI lists backup of sewers or drains as an endorsement, not standard coverage. Our sewer backup and sump pump guide explains how that endorsement works.
- Speed counts: TDI warns mold can start growing within a day after a leak.
Our guide to whether Texas home insurance covers water damage sorts claims by source.
Are foundation damage and code upgrades covered in Texas?
The short answer: Usually not on their own; TDI lists earth movement as a common exclusion, and lists foundation or slab damage and building code upgrades as endorsements you can add.
TDI's guide lists earthquakes and earth movement among the things most policies don't cover, and lists damage to foundations or slabs, and damage from earthquakes, as endorsements. TDI's all-risk page adds that these policies usually don't pay to repair your home's foundation. Foundation terms vary, so ask whether your company offers that endorsement. Our foundation coverage and expansive soil guide goes deeper.
Building codes are the other structural gap: repairs to an older home may have to meet today's codes, which costs more. TDI lists "extra construction or repair costs to meet local building codes" as an add-on, often called ordinance or law coverage. Our ordinance and law coverage guide explains how it works.
Are wear and tear, pests and aging roofs covered?
The short answer: Usually not for wear and tear and pests, and an aging roof may be paid at actual cash value, or not at all for cosmetic damage if your policy has that exclusion.
TDI's page on what your home policy won't cover (updated April 10, 2025) names damage that builds up over time, such as rotted boards, cracked window seals and worn roofs. It says insurers may inspect a home at purchase or renewal and may charge more or decline coverage if it's in poor condition.
- Pests: TDI says most policies don't cover termites, insects, rats or mice.
- Vacancy: most policies don't cover losses while the house sits vacant past the number of days the policy sets.
- Trees: most policies don't cover wind or hail damage to trees and shrubs, and won't pay to remove trees that simply fell in the yard. TDI says many policies provide some coverage to remove trees or limbs a storm brought down onto the house or across the driveway.
- Roofs: TDI's roof tips (April 1, 2026) say some companies switch roofs to actual cash value as they age, and TDI's metal roof post (August 10, 2026) says a metal roof discount might come with a cosmetic damage exclusion, so damage that changes only how the roof looks, while it still works, wouldn't be paid.
Our roof replacement and actual cash value guide shows how those roof terms change a check.
Which belongings have special limits?
The short answer: Jewelry, art and expensive electronics; TDI says most policies pay only a set amount when these are stolen or damaged, and you can buy added coverage for them.
A much smaller cap can sit inside your personal property limit. TDI's guide says home policies limit what they'll pay for things like jewelry and art, and lists jewelry, fine arts or electronics as an endorsement.
List anything you couldn't afford to replace yourself, then ask about adding coverage.
Where does your liability coverage stop?
The short answer: Watch three spots: some policies exclude certain dog breeds, a home business usually needs its own coverage, and most policies won't pay for damage or injuries during short-term rentals.
- Dogs: TDI's dog bite post (January 8, 2026) says home insurance may cover dog bites, but some policies exclude certain breeds. TDI notes an umbrella policy, usually $1 million or more, can help if your home policy doesn't cover a bite or doesn't pay enough.
- Home business: TDI's home business page (updated December 9, 2025) says a home policy probably doesn't cover accidents related to a business, and unless it's just you and a laptop, a typical home policy won't be enough for your equipment. TDI points to added business property coverage, business interruption coverage or a business owner's policy. Ask us what fits.
- Short-term rentals: TDI's home-sharing tips (updated December 10, 2025) say most homeowners insurance won't cover damage to a rental property, or may limit what it pays, and landlord insurance is mainly for long-term leases, so it may not fit a short-term rental either.
How do you find the gaps in your own policy?
The short answer: Read four parts of your policy: the declarations page, the type of policy, the exclusions and the endorsements, then price the add-ons that close the gaps you actually have.
- Declarations page: check the limits, deductibles, and whether wind and hail are included or excluded.
- Policy type: on a named peril policy, read the "Perils Insured Against" list, as TDI suggests.
- Exclusions and special limits: look for flood, earth movement, water backup, mold and the caps on valuables.
- Endorsements: see what's attached and what else your company offers.
- Renewals: companies can add exclusions or change terms at renewal, TDI notes, so read each one.
We're an independent agency in Friendswood. Our public carrier lineup is Geico, Progressive, Liberty Mutual and Safeco, plus TWIA or private wind and NFIP or private flood. We re-check which carriers can write your policy before every quote, and we aren't appointed with every carrier in Texas. When we re-shop coverage, clients save on average about $500 a year, though results vary. Start on our quote page or read about home insurance.
The bottom line
A homeowners policy is built for sudden, accidental damage. Flood, wind and hail on the coast, slow leaks, foundation movement, wear and tear and big-ticket valuables usually need their own policy, an endorsement or plain upkeep.
Send us your declarations page and we'll go through it with you. Call (832) 703-1289.
Last reviewed by the Watson Insurance team on November 11, 2026. Exclusions and endorsements are from TDI consumer pages, flood limits and claims data from FEMA's NFIP brochure and FloodSmart, and wind rules from TWIA, all viewed November 11, 2026. Your own policy's wording controls. Educational only, not personalized insurance advice.
