Pittsburgh’s hills give the city its views, its famous steps and its winding streets. They also give homeowners a set of risks that people in flatter places rarely think about: slopes that can slide after heavy rain and, in many parts of southwestern Pennsylvania, old coal mines underneath neighborhoods. Both can damage a house, and both raise questions about what a standard homeowners policy actually covers.
Below are answers to the questions Pittsburgh-area homeowners ask most often about ground movement and insurance.
Does my homeowners policy cover a landslide?
Usually not. Most standard homeowners policies exclude earth movement, a category that generally includes landslides, mudflow, sinkholes and the ground shifting, rising or sinking. The Pennsylvania Insurance Department’s homeowners guide notes that sinkhole and earth movement damage is typically not covered unless the coverage is specifically requested and purchased.
That matters in a city where houses sit on hillsides in neighborhoods like Mount Washington, Troy Hill, Polish Hill and the South Side Slopes, and along steep roads throughout Allegheny County.
Is there a way to add earth movement coverage?
Some insurance companies offer an earth movement or landslide endorsement, and some offer separate policies. Availability, what counts as covered, and the deductible all vary by carrier and by property. This is one of the clearest cases where it pays to ask before you need it, because the exact policy wording decides the outcome.
What should I ask about an endorsement?
- Does it cover landslides, or only certain types of earth movement such as earthquake?
- Does it apply to the house only, or also to retaining walls, driveways and detached structures?
- Is there a separate deductible, and how is it calculated?
- Are there exclusions for movement caused by poor drainage, construction or gradual settling?
What is mine subsidence, and does it affect Pittsburgh?
Mine subsidence is the movement of the ground surface when underground coal or clay mine workings collapse. Southwestern Pennsylvania was one of the country’s major coal regions, and many communities in and around Pittsburgh sit above old mines, some of which were abandoned long before modern mapping.
Standard homeowners policies exclude damage caused by mine subsidence. To fill that gap, the Pennsylvania Department of Environmental Protection runs the Mine Subsidence Insurance program.
What does DEP’s Mine Subsidence Insurance cover?
According to the program’s insuring agreement, it covers physical damage to the insured building caused by mine subsidence, and damage from ground movement caused by a sudden breakout of water from underground coal or clay mines. It does not cover the surrounding grounds, your personal belongings or loss of use of the home. Limited coverage extends to certain adjacent structures such as patios, sidewalks and driveways, so read the details for your property.
How do I find out if my home is near old mines?
DEP provides information and mapping resources through the Mine Subsidence Insurance program, and you can contact the program directly with questions about your address. Your agent can also help you apply.
What about my basement walls cracking over time?
Slow cracking from settling, drainage problems or age is generally treated as maintenance, not a sudden insured event. That is true for most homeowners policies regardless of location. If you notice new cracks, doors that stick or floors that slope, have the cause investigated. Knowing whether it is settling, water or ground movement helps you understand what options you have.
Is a retaining wall covered?
It depends on what damaged it. A wall knocked down by a falling tree may be treated differently than a wall that failed because the hillside behind it moved. Retaining walls are common on Pittsburgh lots, and they are worth a specific question when you review your policy.
What should a Pittsburgh homeowner do now?
- Pull out your homeowners policy and find the earth movement exclusion.
- Ask your agent whether an earth movement or landslide endorsement is available for your home.
- Look into DEP’s Mine Subsidence Insurance program, especially if you live in an older mining area.
- Keep gutters, downspouts and drainage clear, since water is often what triggers slope problems.
- Photograph your foundation and walls now, so you have a record if anything changes.
Get answers specific to your home
Peak Insurance is an independent agency working with 60+ carriers, and we help Pittsburgh-area homeowners understand what their policy does and does not cover. Visit our Pittsburgh insurance page or our home insurance page, call (855) 449-8552, or contact us online to set up a review.
