There are a couple of things rental property owners need to know about sewer backups. Many times, they are not covered by your insurance policy, so you want to contact them and make sure you have a black water backup rider on your policy.

Black Water Rider Policy

Damage created by sewer backups can get very expensive, and because of the sewage that’s in the water, when there’s a backup it can carry disease, bacteria, and filth. You don’t want to miss that rider policy because you’ll spend a lot of money out of pocket to clean and repair your property. We have seen costs that range from $1,000 to $10,000 or $20,000, depending on the affected area, how long the sewage stayed there, and if your drywall was impacted.

Using an Experienced Restoration Company

If you ever do have a black water backup, hire a restoration company that is experienced in this type of cleanup. Do not attempt to do it on your own. I am a big proponent of removing liability from yourself as a landlord. Just by owning the property, we take on a lot of liability. It’s better to shift that liability to people who know what they’re doing. Yes, it’s expensive to get it right, but it’s more expensive to do it wrong. If you don’t get everything cleaned up completely and there is mold or disease that causes someone to get sick or even die in your rental property, you have exposed yourself and your family and your assets to huge lawsuits. It’s not worth it. Find a company that’s experienced, do your due diligence, and get it done quickly and completely. The longer the sewer water stays, the more damage it does. It can seep into carpet and drywall and create a lot of problems.

Groundwater Rider

Get a black water backup rider and a groundwater rider as well. If rain water destroys your basement, you could be writing checks for thousands of dollars if you don’t have coverage. Don’t be cheap with this; get the coverage that is most important to you and will give you the ability to rebuild your property or fix the problems that are created.

If you have any questions about sewer backups or anything pertaining to property management in Colorado Springs, please contact us at Muldoon Associates.


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Daniel Muldoon
Property Manager-Owner

Daniel was the youngest licensed REALTOR in Colorado when he received his real estate license in 2003. He spends most of his time managing residential properties but also handles real estate investment sales. He is a member of local and national REALTOR associations, a member of the Landlord Protection Agency and the National Association of Residential Property Managers. When Daniel is not working (which doesn’t happen often!) he enjoys fishing, hunting, kayaking and spending time with this family.

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Jim Calderon
Maintenance Lead

Jim has been employed by Muldoon Associates, Inc for 7 years. He handles our showing coordination and is responsible for the detailed work of move in and move out inspections, periodic inspections, and other daily tasks. He is a native of Pueblo, CO and spends much of his free time at pool tournaments in Colorado and surrounding areas.

Ann Lepp
Office Manager

Ann has been an employee of Muldoon Associates, Inc for over 15 years! Her experience is greatly appreciated by owners and tenants alike. She handles all of the accounts receivables and accounts payables for our management department. Her two boys keep her busy after work and she enjoys trips to Cripple Creek.

Lovella Thompson
Tenant Concierge

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Front Desk/Office Support Staff

Jesse Scott
Property Manager

Laura Mulay
Prospective Tenant Concierge

I have worked in property management for a long time and I’ve worked with Muldoon Associates, Inc since 2005.  I enjoy working and I make sure I complete my job at my highest level.  I am family oriented and like to spend time with them.

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Accounting Lead