You bought a new commercial vacuum. A small rock got stuck in the wheel. You vacuumed 2,000 square feet of pristine Brazilian Cherry hardwood before noticing the deep, white scratch trailing behind you. Refinishing the floors will cost $8,000.
Key Takeaways
- Real Property Damage: Unlike the marble/chemical example (workmanship), scratching a floor with a tool is usually covered as “Accidental Property Damage” under General Liability.
- The “Floor Limit”: Some cheap policies have a “Per Occurrence” deductible that is very high ($1,000 or $2,500). Check your deductible.
- Depreciation: Insurance pays “Actual Cash Value.” If the floors were 20 years old and already worn, they might only pay 50% of the refinishing cost (Depreciation).
- Equipment Maintenance Log: If you can’t prove you inspected the vacuum, the insurer might argue negligence, but they usually still pay the claim (unlike intent).
The “Why” (The Trap): Depreciation and Betterment
The trap here isn’t usually a denial; it’s a low payout.
The homeowner wants brand new floors (
8,000).Theadjustersays,"Thesefloorshada30−yearlifeexpectancyandare15yearsold.Wewillpay508,000).Theadjustersays,"Thesefloorshada30−yearlifeexpectancyandare15yearsold.Wewillpay50
4,000).”
The client demands you pay the other $4,000. This is the “Betterment” gap. Your insurance puts them back to “pre-loss condition,” not “brand new condition.”
The Investigation: Floor Damage Claims
I called claims departments to ask about floor scratches.
1. Next Insurance
- My Analysis: Good coverage for this.
- Deductible: Often $0 or $250 for property damage claims. This is great for floor scratches.
2. Liberty Mutual
- My Analysis: They are strict on “Betterment.” They will fight hard to pay only the depreciated value.
3. Equipment Checks
- My Analysis: I checked the vacuum manual. It says “Inspect wheels daily.” If you admitted on the recorded line “I haven’t checked the wheels in a month,” the adjuster notes negligence. (GL covers negligence, but it looks bad).
Comparison Table: Payout Expectations
| Cost to Refinish | Floor Age | Insurance Pays (Est.) | You Pay (Gap) |
| $8,000 | 1 Year | $7,750 (minus deductible) | $250 |
| $8,000 | 15 Years | $4,000 (ACV) | $4,000 |
| $8,000 | 50 Years | $1,000 | $7,000 |
Step-by-Step Action Plan
- Stop and Photograph: Take clear photos of the scratch AND the vacuum wheel with the rock.
- Admit the Accident (Carefully): “A rock was stuck in the wheel.” Do not say “I was careless.” Say “An accident occurred.”
- Offer a Repair Credit: Before filing a claim, get a quote. If it’s $600 to buff it out, pay cash. Filing a claim raises your rates for 3-5 years.
- Check Your Deductible: If your deductible is $1,000 and the repair is $900, insurance pays nothing. Do not file.
FAQ Section
Can I sand just the scratched area?
Usually no. Hardwood requires sanding the whole room to match. Insurance acknowledges this (“Line of Sight” rule).
What if the client demands I replace the whole floor?
The adjuster will handle this argument. They are pros at saying “No, we only pay to repair.”
Does my policy cover me renting a sander to fix it myself?
No. Liability pays others to fix your mistake. It doesn’t pay you for your time to fix it.