The situation

Illustrative example. Not a real job or customer.

In a hypothetical 1970s two-story in an unincorporated area west of Littleton, a supply fitting behind a tiled shower wall bursts and floods the hall bathroom and the family room ceiling below. The adjuster approves replacing the shower surround, bathroom drywall, vanity and the ceiling below. When the tile comes off, the contractor finds the bottom plate and a stud at the shower corner dark, soft and crumbling, well beyond what a recent leak could cause.

  1. The contractor stops work in the shower area and calls the owner over to see it.
  2. Photos are taken showing the burst fitting, the fresh water staining around it, and the separate area of long-term rot at the corner.
  3. The contractor writes two change orders: one for framing damaged by the burst, submitted as a supplement, and one for the old rot, priced as owner work.
  4. The owner sends the photos and the supplement to the adjuster and asks for a written response.
  5. The adjuster approves the framing repair tied to the burst and declines the rot at the corner as long-term leakage.
  6. The owner signs the owner-paid change order so the shower can be rebuilt on sound framing with a proper waterproofing membrane.

The wall was rebuilt on new framing with a waterproof backer and membrane. The owner paid for the rot repair separately, and the change order log made the final invoice easy to reconcile with the insurer's payment.

Decision points along the way

  • IfRot is found but you are unsure whether it is new or oldThenAsk for photos showing staining patterns, fasteners and wood condition, and let the adjuster decide coverage.
  • IfThe insurer declines a portion as pre-existingThenAsk for the decision in writing; you can still choose to repair it during the rebuild.
  • IfYou decide not to fix the old damageThenUnderstand that rebuilding over rotted framing risks the new work; most contractors will advise against it.

Questions to ask when old damage turns up

  1. Can you show me exactly where the new damage ends and the old damage begins?
  2. Will you write separate change orders for each?
  3. What will it take to repair the old damage properly while the wall is open?
  4. Does the shower rebuild include a waterproofing method that would prevent this in the future?
  5. How does this change the schedule?

General information for Littleton, not a quote or professional advice. In an emergency, call 911.