By Chad T. Wilson Law Firm Staff — based on reporting by CBS Colorado, October 23, 2026. Read the original reporting here.
If you own property in Pagosa Springs or the surrounding communities, southwestern Colorado flood damage is unfolding in real time, and the decisions you make in the next few days can shape your insurance claim for months. On October 23, Governor Jared Polis declared a disaster emergency covering 11 southwestern and south-central Colorado counties, after the Town of Pagosa Springs issued its own local disaster declaration. The San Juan River crested near 15 feet early Friday — higher than last year’s flood — and county officials say they expect far more private property damage this time around. Before you haul anything to the curb, it is worth understanding what careful documentation can do for you.
According to CBS Colorado, conditions worsened on October 22 and 23 as heavy rain pushed rivers past their banks. Sheriff’s deputies went door to door on Thursday afternoon, reaching roughly 150 homes in flood-prone areas, and mandatory evacuations were ordered along the San Juan, Rio Blanco, Navajo, and Piedra rivers. A Colorado National Guard Black Hawk helicopter was brought in Friday to rescue two people stranded in an RV surrounded by floodwater. The San Juan River crested at about 15.02 feet near 5:30 a.m. Friday, compared with roughly 12.8 feet during last year’s event.
Roads have not been spared. Portions of U.S. Highway 160 and other routes closed, a bridge near Pagosa Springs was damaged, and some residents in the Aspen Springs area reported having no way in or out. Archuleta County Manager Longinos Gonzalez Jr. told reporters that residents who escaped the worst of last year’s flooding were inundated this year, and that the county expects far more private property damage and destruction. The full insured-loss picture is still being assessed.
Flooding is rarely a single, tidy event, and that is exactly where disputes tend to surface. Water can enter a building as surface flooding from an overtopped river, as rain driven through a wind-created opening, as sewer or drain backup, or as groundwater seepage — and standard property policies can treat each of those causes very differently. A homeowners or commercial policy may exclude or limit flood, while a separate flood policy may cover it; damage from a tree limb that opened the roof before the rain arrived may fall under a different provision entirely.
Because the cause of loss drives the coverage, the record you build now matters. When access is restricted and inspections are delayed — as they are across parts of Archuleta County — drying, temporary repairs, and reopening all slow down, and that lag can compound the damage. Steady, well-organized documentation is the clearest way to keep a legitimate claim on course.
When it is safe to do so, and only after following official safety and disposal guidance, try to capture the following before materials are removed:
Follow safety and disposal instructions from local authorities. Do not keep hazardous or contaminated materials solely to preserve them as evidence — photographs and written records serve that purpose.
Even with a strong record, policyholders in the aftermath of a flood often run into friction: a carrier may dispute whether the damage was flood or wind, delay an inspection while conditions worsen, or offer an estimate that falls short of what repairs actually cost. If that happens, keep communicating in writing, request the carrier’s reasoning and the full policy, and hold on to every estimate and piece of correspondence. You are entitled to understand how a decision was reached — and to question it when the numbers do not add up.
Chad T. Wilson Law Firm represents policyholders, not insurance companies, and has resolved more than 6,000 property insurance claims. Headquartered in Webster, Texas, the firm works with homeowners and commercial property owners nationwide on disputes over water damage claims and the broader coverage questions handled by a property damage lawyer. The firm works on a contingency basis — no recovery, no fee — so reviewing a claim costs nothing up front. Denied, delayed, or underpaid? You can reach the firm at (833) 942-0678.
This article is informational only and is not legal advice. It does not create an attorney-client relationship, no outcome is guaranteed, and coverage depends on the specific terms of your policy and the facts of your loss.
Sources: CBS Colorado, The Pagosa Springs Sun, Town of Pagosa Springs
