Insurance for Unoccupied Property. Panic! Please help...

TheKatMan

mikey72 wrote: »

I insure (with Swintons) and my policy is fine up to 60 days between lets, then the cover reduces, and it's down to very basic cover. But still covered for major disasters.

I'm following up this one now. Funnily enough there's a swinton retail outlet near me so hoping to get down to speak to them tomorrow and see what they can do. I'm also studdying their site to see if this will save me a trip.

Thank you!

TheKatMan

hugoshavez wrote: »

Who's the insurer?

Depending on the policy it may well be possible for you or someone else to spend a night or two there to break and restart the 60 day period.

Direct Line.

Funnily enough I've been approached by the brother of a friend of mine to use the property several days of the week whilst he's on shift work. I haven't taken him up on the offer yet as I'm not too sure what his long term plans are and am looking for a longer term let.

If the 60 day cycle can be broken in this sense, by someone spending a few days in the property, will the insurer be looking to see tenancy agreements etc to ensure someone is actually in the property?

Thanks for this thought Hugo

hugoshavez

Hi Katman, saw your PM, but thought it was worth posting here for the benefit of any other who come along later.

Having checked the policy here: http://www.directlineforbusiness.co.uk/residentialproperty/policy.htm

I'm a bit surprised by what you've said in OP re 60 days.

"they only cover 60 days worth of unoccupancy and cancel the policy after this."

Where did you get this info?

There are three important points here. First, you need to know that the important timeframes are 20 or 30 days. As soon as the property has been empty for 20 days you have the following obligations:

It is a condition of this Policy that within 20 days of the Premises or
any part thereof becoming unoccupied, untenanted or not having
been actively used:

a

all services are to be turned off at the mains except electricity

where needed to maintain any fire or intruder alarm system in

operation and the water and heating system drained

b

the Premises are to be adequately secured against

unauthorised entry

c

at least weekly inspections are to be made of the Premises by

You or a responsible person acting on Your behalf

d

any accumulations of combustible materials such as junk mail

and newspapers are to be removed during each inspection

of the Premises.

(General conditions, page 5)

These are pretty common sense measures designed to avoid large expensive claims arising while the house is empty. They're important because if you don't abide by them and damage occurs the insurer may not pay.

If you haven't already done these things go today, and take timestamped photos of you doing them (particularly draining down and switching off the water)

Second, it's it's not necessary for a formal tenancy to be in place for the normal cover to continue. But they will refuse to cover theft, malicious damge or leaks even where you have taken the above precautions only where it (or any part of it) is:

Vacant or Disused

Buildings or any part thereof that have become unoccupied, untenanted

or which have not been actively used for a period of more than 30

consecutive days.

Pretty woolly, especially "actively used" but it certainly means that someone living there through the week, or if you stay yourself a couple of nights every month you'll be fine.

Now back to the General Conditions:

D Change of Risk

We shall not be liable to make any payment under this Policy if:

a

any change shall be made in the Premises the Business or the

occupancy or duties of the Person-insured whereby the risk of

Damage accident or Injury is increased, or

b

Your interest ceases (unless the cessation is brought about by will

or operation of law)

except where such alteration be notified to and accepted by Us.

So, whatever you decide to do, let them know.

TheKatMan

hugoshavez wrote: »

Hi Katman, saw your PM, but thought it was worth posting here for the benefit of any other who come along later.

I'm a bit surprised by what you've said in OP re 60 days.

"they only cover 60 days worth of unoccupancy and cancel the policy after this."

Where did you get this info?

This is what they told me over the phone when I called in reply to a letter they sent me last week. The letter pretty much states the same thing if I'm honest.

I think I get the overall jist of what you're saying.

When I left the property all the utilities were switched off and the heating system drained (just to cover my own back) - They were already made aware of this.

I understand what you say by this

Second, it's it's not necessary for a formal tenancy to be in place for the normal cover to continue. But they will refuse to cover theft, malicious damge or leaks even where you have taken the above precautions only where it (or any part of it) is:

Basically as of this afternoon I have a new option open to me and I plan on calling them tomorrow to confirm I have a house-sitter in place as of the end of this coming week, who has agreed to reside at the property continuously until a permanent tenant can be found.

This is a favour of a friend and I don't think I'll have a tenancy agreement in place. It really isnt necessary, unless they'll make me?

I presume they'll be ok with this and allow the normal cover to continue barring cover or theft, malicious damge or leaks.

I hope I have this right as I want to avoid the policy being cancelled, especially when the property will be advertised for let in the coming week or so.

Please tell me that I've got thids right? unless I'm missing something.

Thank you again!

hugoshavez

Hi TKM

If you've someone in there (with a tenancy agreement or not) for a few days and nights out of each 20, that should be fine.

The question of them cancelling after 60 untenanted days doesn't arise in the policy at all. What does the letter say?

TheKatMan

hugoshavez wrote: »

Hi TKM

If you've someone in there (with a tenancy agreement or not) for a few days and nights out of each 20, that should be fine.

The question of them cancelling after 60 untenanted days doesn't arise in the policy at all. What does the letter say?

The letter basicaly outlines the general terms relating to unoccupancy, as you kindly highlighted yourself.

They basically ask me to get in touch to confirm whether or not my property is still unoccupied and remind me at the end of the letter that my cover will cease as of the 26th June if this is still the case.

The letter ends with...

IMPORTANT

We will cancel the policy after 60 days if the property remains unoccupied, for which no cancellation fee will apply.


Thanks for getting back to me again.

*Scarlett

Have a look at

http://www.homeprotect.co.uk/home-insurance/unoccupied-insurance.aspx

or

http://www.adrianflux.co.uk/unoccupied-homes/

TheKatMan

Thank you for the homeprotect link Scarlett.

I went through an unoccupied property quote today. In my opion it's given me very good deal.

Homeprotect's unoccupied property cover is for a term of 12 months. I wonder if I could change the policy part-way through the term once a tenant comes along. I need to ring them tomorrow to see what they could do for me.

This has answered any problems I may have had.

Thanks again!