Buildings Insurance - My rights?

BFace_2

:mad:

Hi,

I am hoping someone can help me out my current situation.
My situation is that I own a first floor flat in a purpose built block of 6 flats which is managed by a Managing Agent (Countrywide) I pay a yearly service charge which covers building Ins. Maint. and water.

A very brief story so far...

Nov 2010 I pulled up the carpet in the bathroom to replace this with lino, something I had been meaning to do wince I purchased the property.On doing so we found that the foor has substantial mould. Fearing that it would eventually give way into the flat below I contacted Countrywide to report the mouldy floor and advised that I wanted to claim on building insurance to fix this. I was told it will be £250 excess to which I agreed and after approval by their broker I was offered either to find my own plumber pay up front and be reinbursed or use theirs, and just be billed the excess which I opted for due to funds .

In early 2011 a contractor finally come out and fixed the shower (apparently a leak in the mastic in the tray) and replaced floor. Nothing was ever charged to me and when I queried this I was told that as it was an unseen leak it would be paid via service charge.

March 2011, about 2 weeks after the work is done, Flat 2 below us complain that their ceiling is leaking under our ensuite. Note there has never been any leakage prior to these works. I contact Countrywide who send out their contractor again They say it’s a different leak and there will be another insuarnce claim for another lot of work and another excess payment and they fix it. Nothing is charged again and nobody comes back to tidy up after the leak is fixed. I spend the next 8 months trying to get the same people back to make the bathroom good again for although they fixed the leak they never put anything back so all the tiles were out of the wall etc.I am repeatedly told by Countrywide that the go ahead hasn't been given for this(?)

Finally they come over to put tiles back in wall etc on Nov 15th 2011 (after one missed appointment where I took the day off work and finally called them at 4pm to be told they weren't coming becuase there was a dispute about money wth Countrywide)

I use the shower maybe twice before I move out and my brother moves in as my tenant and I relocate to London.

Today, Flat 2 return after 5 week holiday to see that their ceiling is leaking. Again.

The insurance woman at Countrywide now says that I should be fixing these leaks and she wouldn’t call her mortgage people if she had a leak (add rude tone to this)

I am so at a loss, I dont know what to do, surely this can't be right?!!

Sorry this was so long

Please help!

AdmiralX

You need to find the source of escape, some insurance policies provide for someone to come and trace the source of water escape. You need to check the policy. I have had the same problem with a flat upstairs for 7 years She flooded me twice for days and then here is progressive small leak into my lounge ceiling.

BFace_2

Thanks Admiral.

I am aware that this is what I need to do, I guess my question really was around the rights I have towards the company that I have now paid two insurance claims out to who were supposed to have done this for me. I have had the leak traced and accessed both time and apparently 'fixed' and yet it continues to leak.

Now I am faced with either going through the same people again who let's face it will probably tell me it's another leak in a new place and to make another claim or getting a new contractor out, paying myself and putting in a third insurance claim to my management company for that work instead.

But it still means I and my insurance have paid a company to fix a problem twice which isn't fixed.

AdmiralX

It is hard to find the source of a leak as the water runs to various directions, but you need to chase the people all the time to finish a job they are supposed to do. I have the same problem with the LL of the flat upstairs, she claims she dealt with her leaking bathroom but there are signs she has not done so yet. I ve known people who suffer from years from the leaks of upstairs flats. The blocking of the water stains and painting over is difficult as well.

One thing you may do is this: Call Consumers Direct (the fair trading office) and tell them you are dissatisfied with the insurers and details. They wil tell you what to do next.