Landlord Insurance...
Discussion
Does anyone have any experience of a decent landlord insurance provider? Talking; standard BTL - AST tenants.
Had a situation with a tenant claiming damage to property due to moisture - which is a rubbish - and our insurance don’t want to know (waste of money) - looking to change to an insurer who is fair and just (rare / impossible?) - especially looking for legal cover; to fight tenants who make bogus claims.
Had a situation with a tenant claiming damage to property due to moisture - which is a rubbish - and our insurance don’t want to know (waste of money) - looking to change to an insurer who is fair and just (rare / impossible?) - especially looking for legal cover; to fight tenants who make bogus claims.
Insurance saying that they won’t cover a defence (so what’s the point of insurance!) for a legal letter from an ex-tenant who claims her property was damaged (clothes etc) by moisture due to faults with the apartment she let.
We have evidence of any and all reports being attended to. She’s trying it on and we believe that she has her scummy boyfriend (and now; no win solicitors) in her ear.
We have evidence of any and all reports being attended to. She’s trying it on and we believe that she has her scummy boyfriend (and now; no win solicitors) in her ear.
vdn said:
Insurance saying that they won’t cover a defence (so what’s the point of insurance!) for a legal letter from an ex-tenant who claims her property was damaged (clothes etc) by moisture due to faults with the apartment she let.
We have evidence of any and all reports being attended to. She’s trying it on and we believe that she has her scummy boyfriend (and now; no win solicitors) in her ear.
Did the tenant every report damp in the property? It would be a strange claim if they had never reported while they were in the property.We have evidence of any and all reports being attended to. She’s trying it on and we believe that she has her scummy boyfriend (and now; no win solicitors) in her ear.
Have you inspected the property since? Is there damp anywhere?
Ham_and_Jam said:
vdn said:
Insurance saying that they won’t cover a defence (so what’s the point of insurance!) for a legal letter from an ex-tenant who claims her property was damaged (clothes etc) by moisture due to faults with the apartment she let.
We have evidence of any and all reports being attended to. She’s trying it on and we believe that she has her scummy boyfriend (and now; no win solicitors) in her ear.
Did the tenant every report damp in the property? It would be a strange claim if they had never reported while they were in the property.We have evidence of any and all reports being attended to. She’s trying it on and we believe that she has her scummy boyfriend (and now; no win solicitors) in her ear.
Have you inspected the property since? Is there damp anywhere?
Never is / was any work put off or ignored. Ever. To avoid things such as this... but it’s happened anyway.
The letter came through; and we approached insurance co. who simply replied ‘not covered’.
I am not aware that a tenants contents would ever be covered by landlords insurance.
Tenants should have their own cover for contents.
I had a water leak in a property and it damaged the contents of the shop below, my property insurance would not cover it, shop had to claim on their own business insurance.
Tenants should have their own cover for contents.
I had a water leak in a property and it damaged the contents of the shop below, my property insurance would not cover it, shop had to claim on their own business insurance.
springfan62 said:
I am not aware that a tenants contents would ever be covered by landlords insurance.
Tenants should have their own cover for contents.
I had a water leak in a property and it damaged the contents of the shop below, my property insurance would not cover it, shop had to claim on their own business insurance.
Exactly this.Tenants should have their own cover for contents.
I had a water leak in a property and it damaged the contents of the shop below, my property insurance would not cover it, shop had to claim on their own business insurance.
I would reply that there isn’t any evidence of damp in the property that would cause any damage to their property.
However if she has somehow damaged her clothes (maybe when moving), she should claim on her own contents insurance.
She needs to claim on her contents insurance .. then if they think they have a case ( they wont ! ) - then it would be them claiming against you , rather than something you need to discuss.
I'm assuming that her having contents insurance is a condition of the lease .. so shouldnt be an issue !
I'm assuming that her having contents insurance is a condition of the lease .. so shouldnt be an issue !
I wonder if OP's ex-tenant is putting in a disrepair claim rather than just a claim for damaged clothes ?
https://england.shelter.org.uk/housing_advice/repa...
https://england.shelter.org.uk/housing_advice/repa...
Chozza said:
She needs to claim on her contents insurance .. then if they think they have a case ( they wont ! ) - then it would be them claiming against you , rather than something you need to discuss.
I'm assuming that her having contents insurance is a condition of the lease .. so shouldnt be an issue !
I'm not saying she has a claim here, but if she was able to prove her loss was due to OP's negligence, she could claim off OP. Her insurance is irrelevant.I'm assuming that her having contents insurance is a condition of the lease .. so shouldnt be an issue !
Thanks for all of the replies...
I’ve just checked with my partner - and Countdown is right; she’s gone to a solicitors and they’ve gone down the ‘disrepair claim’ route:
https://england.shelter.org.uk/housing_advice/repa...
Frustrating as, again, every time she reported something (even a bulb out) - someone was out the next day to sort it. She hasn’t been there, we’ve found out - and seems to have gone back to collect her things, after some time, to find issues - and now the claim. The issues are damp and moisture; she states. We have had previous tenants in the same exact apartment and never an issue; for years...
Insurance doesn’t want to know.
I’ve just checked with my partner - and Countdown is right; she’s gone to a solicitors and they’ve gone down the ‘disrepair claim’ route:
https://england.shelter.org.uk/housing_advice/repa...
Frustrating as, again, every time she reported something (even a bulb out) - someone was out the next day to sort it. She hasn’t been there, we’ve found out - and seems to have gone back to collect her things, after some time, to find issues - and now the claim. The issues are damp and moisture; she states. We have had previous tenants in the same exact apartment and never an issue; for years...
Insurance doesn’t want to know.
Bad luck OP - disrepair claims is where all the scummy “No win no fee” solicitors moved to after the Govt. cracked down on some of their other practices. I used to be FD for a Housing Association and disrepair claims had just started becoming popular. [Solictors were literally going door to door touting for business]
On the face of it they’re a good idea because they crack down on dodgy landlords. However they’re also a chance for scummy tenants to get some free money.
The best way to defend them is to have a good record of what was reported, when it was fixed, what was done, and sign-off from the client that the job was finished to her satisfaction. HAs keep this information as a matter of course so they are not that hard to defend (unless they didnt they do the repairs!). However clearly that isnt practical for a small private landlord.
Do you have the repairs records?
On the face of it they’re a good idea because they crack down on dodgy landlords. However they’re also a chance for scummy tenants to get some free money.
The best way to defend them is to have a good record of what was reported, when it was fixed, what was done, and sign-off from the client that the job was finished to her satisfaction. HAs keep this information as a matter of course so they are not that hard to defend (unless they didnt they do the repairs!). However clearly that isnt practical for a small private landlord.
Do you have the repairs records?
Countdown said:
Bad luck OP - disrepair claims is where all the scummy “No win no fee” solicitors moved to after the Govt. cracked down on some of their other practices. I used to be FD for a Housing Association and disrepair claims had just started becoming popular. [Solictors were literally going door to door touting for business]
On the face of it they’re a good idea because they crack down on dodgy landlords. However they’re also a chance for scummy tenants to get some free money.
The best way to defend them is to have a good record of what was reported, when it was fixed, what was done, and sign-off from the client that the job was finished to her satisfaction. HAs keep this information as a matter of course so they are not that hard to defend (unless they didnt they do the repairs!). However clearly that isnt practical for a small private landlord.
Do you have the repairs records?
Thank you for reply; much appreciated. I am, this week, going to do a form for sign offs; as you’ve described.On the face of it they’re a good idea because they crack down on dodgy landlords. However they’re also a chance for scummy tenants to get some free money.
The best way to defend them is to have a good record of what was reported, when it was fixed, what was done, and sign-off from the client that the job was finished to her satisfaction. HAs keep this information as a matter of course so they are not that hard to defend (unless they didnt they do the repairs!). However clearly that isnt practical for a small private landlord.
Do you have the repairs records?
As it stands; we have every email; every reply; and pictures from completed jobs. But we will now add sign off forms - both A4 and online for tenants not present.
Can I ask; what is the most that they can claim for, on this type of case; in your experience?
vdn said:
Can I ask; what is the most that they can claim for, on this type of case; in your experience?
From memory it depends on how long the disrepair lasted and the severity of the issue. IIRC the damages are a percentage of the rent payable during the period of disrepair (the more culpable the LL is the greater the %age)There was one that I remember where it exceeded £15k but that was a pretty bad case (and an incompetent R&M Manager). A woman kept complaining about mould on her ceiling/wall over a period of 4-5 years. Our repairs guys couldn’t find the source of the moisture and blamed it on condensation from her drying clothes in the bedroom. Anyway it turned out the bathroom in the flat above had a minor leak. We only realised when her bedroom ceiling started to collapse!
TL:DR if you fixed it promptly and within a reasonable time frame she hasn’t got any grounds to claim.
Countdown said:
vdn said:
Can I ask; what is the most that they can claim for, on this type of case; in your experience?
From memory it depends on how long the disrepair lasted and the severity of the issue. IIRC the damages are a percentage of the rent payable during the period of disrepair (the more culpable the LL is the greater the %age)There was one that I remember where it exceeded £15k but that was a pretty bad case (and an incompetent R&M Manager). A woman kept complaining about mould on her ceiling/wall over a period of 4-5 years. Our repairs guys couldn’t find the source of the moisture and blamed it on condensation from her drying clothes in the bedroom. Anyway it turned out the bathroom in the flat above had a minor leak. We only realised when her bedroom ceiling started to collapse!
TL:DR if you fixed it promptly and within a reasonable time frame she hasn’t got any grounds to claim.
Your replies have been most helpful and I now have a job this coming week; to implement sign off forms. Thanks again!
She is trying it on, and you appear to have more than enough evidence to fend off any damage claims. I wouldnt even respond to the letter.
She will need to prove damage, if you have photos from any inspections these will go a long way to rubbish their claims, but the fact issues were sorted quick time puts you in a good position.
Ive fought off a tenant claim before, and it was suggested black mould made her child ill and caused her stress and she had to stay for 2 weeks in a hotel. She didnt and it was all lies.
I maintain my own houses and take photos of everything. I have photos of initial visit showing a small patch of black mould in corner of ceiling in a room with two clothes airers, all windows shut. I even took a picture of the thermostat on 24 degrees. It was like a sauna in there.
Still i went out, treated mould and fit a trickle vent to the window. Took pictures showing problem rectified.
This was enough to fend off her scumbag lawyer, who was a real C too with his threats of court action and example cases with huge settlements.
Starting to see a lot of ads om facebook to claim for disrepair. Suppose the PPI f
kers have to find other types of work now. I bet good money they turn to deposit protection claims now too.
She will need to prove damage, if you have photos from any inspections these will go a long way to rubbish their claims, but the fact issues were sorted quick time puts you in a good position.
Ive fought off a tenant claim before, and it was suggested black mould made her child ill and caused her stress and she had to stay for 2 weeks in a hotel. She didnt and it was all lies.
I maintain my own houses and take photos of everything. I have photos of initial visit showing a small patch of black mould in corner of ceiling in a room with two clothes airers, all windows shut. I even took a picture of the thermostat on 24 degrees. It was like a sauna in there.
Still i went out, treated mould and fit a trickle vent to the window. Took pictures showing problem rectified.
This was enough to fend off her scumbag lawyer, who was a real C too with his threats of court action and example cases with huge settlements.
Starting to see a lot of ads om facebook to claim for disrepair. Suppose the PPI f
kers have to find other types of work now. I bet good money they turn to deposit protection claims now too.Edited by dazwalsh on Monday 18th May 08:32
dazwalsh said:
She is trying it on, and you appear to have more than enough evidence to fend off any damage claims. I wouldnt even respond to the letter.
She will need to prove damage, if you have photos from any inspections these will go a long way to rubbish their claims, but the fact issues were sorted quick time puts you in a good position.
Ive fought off a tenant claim before, and it was suggested black mould made her child ill and caused her stress and she had to stay for 2 weeks in a hotel. She didnt and it was all lies.
I maintain my own houses and take photos of everything. I have photos of initial visit showing a small patch of black mould in corner of ceiling in a room with two clothes airers, all windows shut. I even took a picture of the thermostat on 24 degrees. It was like a sauna in there.
Still i went out, treated mould and fit a trickle vent to the window. Took pictures showing problem rectified.
This was enough to fend off her scumbag lawyer, who was a real C too with his threats of court action and example cases with huge settlements.
Starting to see a lot of ads om facebook to claim for disrepair. Suppose the PPI fkers have to find other types of work now. I bet good money they turn to deposit protection claims now too.
So true! And heartening to see you beat the bShe will need to prove damage, if you have photos from any inspections these will go a long way to rubbish their claims, but the fact issues were sorted quick time puts you in a good position.
Ive fought off a tenant claim before, and it was suggested black mould made her child ill and caused her stress and she had to stay for 2 weeks in a hotel. She didnt and it was all lies.
I maintain my own houses and take photos of everything. I have photos of initial visit showing a small patch of black mould in corner of ceiling in a room with two clothes airers, all windows shut. I even took a picture of the thermostat on 24 degrees. It was like a sauna in there.
Still i went out, treated mould and fit a trickle vent to the window. Took pictures showing problem rectified.
This was enough to fend off her scumbag lawyer, who was a real C too with his threats of court action and example cases with huge settlements.
Starting to see a lot of ads om facebook to claim for disrepair. Suppose the PPI f
kers have to find other types of work now. I bet good money they turn to deposit protection claims now too.Edited by dazwalsh on Monday 18th May 08:32
ds. I’ve a new found confidence thanks to you chaps.
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