Burst pipes

solittletime

We had burst water pipes in our home a few days after christmas. We informed our insurance company and they appointed a loss adjuster to deal with the claim. They also appointed a firm to install a dehumidifier to help with the drying process. The dehumidifier was in our house for a period of 2 weeks. After it was removed, about 3 weeks ago, we started to notice cracks appearing in our ceilings. Every day I came home to new cracks, almost on a daily basis. These cracks are in ceilings that were not affected by the escape of water and we are wondering if the dehumidifier could have caused this.

dogbot

Sounds like the plaster and beams have absorbed a lot of water, then as they have dried out the plaster has cracked. This might not be the case of course - you need to talk to the loss adjuster and get them to take a look at the damage to determine the cause, but I will base the following on the cracking being caused on this or a similar basis.

The was a claim works is that you have to determine what the 'proximate cause' of the loss is. In your case, without the escape of water occuring, the cracks would had not and likley would not have appeared. As such this damage is just another part of the damage you are claiming for. The speed of drying aided by the dehumidifyers might have meant this effect is worse, but clearly it is all part of the same claim.

If your ceiling was in an otherwise good condition and free from cracks prior to the water escaping, then it is hard to see why the cracks might have appeared otherwise.

solittletime

The company who provided the dehumidifier came to inspect the damage done to the ceilings last week and he was to send his report to the loss adjuster. I spoke to him at length about the problem and he said that the damage would not be covered by the insurance as these ceilings would not have been damaged by the escape of water. He suggested that the cause could have been the extreme cold (-18 where we live) and then the rise in temperature. He said the cracks had followed the joints in the plaster board giving a "chess board" effect. If the cause had been water the cracks would not have been so straight, so he says.
While he was there I got him to check our living room ceiling, which by the way is so badly cracked that if you put your hand to it it moves and is about to come down. This ceiling we thought was not affected by the water but when he checked the ceiling and the walls they were giving a reading of 188 and this was after the drying process so they must have been very wet.
Our house is a storey and a half so our pipes are laid in the eaves of the house, just under the slope of the roof. The ceilings on our landing area are above where the water escaped and they have cracked also which makes me think that the damage in the house is a combination of the water and of the dehumidifier. I don't know whether the extreme cold weather could be a factor as well.
Just worried that he has already indicated that they won't be paying out on these ceilings but only on the kitchen ceiling which is coming down and is very heavily stained with water. He told me a good decorator would be able to repair the cracks on the other ceilings but that they won't be covering the cost.

solittletime

Just bumping this up to see if anyone has any thoughts on this.

Quentin

If you think this damage is related to the burst pipes then you now need to get your own report done - if this agrees with you, then appeal the insurer's decision.

Or consider instructing your own assessor to deal with the claim on your behalf. (Depending on how big your claim is)

solittletime

Thanks for the prompt reply. Who do I need to go to to get my own report done?

Quentin

Try a local surveyor (should be able to give an estimate of his charge before coming out)

(If your claim is a big one, then using your own assessor would get this as part of their service)

solittletime

Thanks for your advice Quentin.
The floor tiles in our kitchen we have been told by the loss adjuster have to come off aswell as they were water damaged and the floor is still giving a high moisture level reading and we will have to get driers in again when they come off. We have got a quote for the tiles and a local tiler has also gave us his quote. The tiler has told us that it won't be possible for him to remove the existing tiles without damaging the kitchen units as the tiles will have to be removed with a kango hammer. It is a solid wood kitchen and sits on top of the tiles. Should the claim include any damage that may occur to the units?

Quentin

Did the adjuster instruct the tiler? If so, pass this all on to the adjuster before they start damaging the units!

(If your claim is running over £5000 or so, seriously consider your own assessor)

solittletime

We were told by the loss adjuster to get a quote for lifting the tiles and replacing with new ones. I did raise the issue of the possibililty of the units being damaged with the loss adjuster, who by the way did not work directly for them but had been brought in I suppose as a free lance to help them cope with their heavy workload at the time. He said insurance companies were trying to cut back on the items you can claim for but did say "I suppose if they were damaged where they meet the floor then I suppose you could replace the end bits."
I guess our claim will come in at around £8,000 so maybe it would be better to get our own adjuster. Do they work on a percentage of your claim or a fixed fee?

Quentin

Usually on a percentage. Though hopefully they pay for themselves by ensuring you get what you are entitled to - and of course they are batting for you!