Listed flat, next to a river... with a lodger?

bodmil

Oh dear, I really have lumbered myself a tricky one here. I'm recently bought my first flat, a top floor flat in a grade ii listed building over the road from a well defended river. I'm hoping to rent out my spare room in the future too.

I have buildings cover from the housing association operating things, but I want to make sure I'm covered in case I damage other flats in the building, so I'm guessing this isn't covered by contents insurance? Apologies, this is my first property so I've never organised any form of insurance before!

I can't get any figures out of online calculators so will do the rounds ringing people up when I have a spare minute, but is there any advise for insuring a property like this or guideline amounts that it might cost me?

Thanks

InsideInsurance

Your contents insurance will include public liability cover as standard. Your associations buildings insurance will cover public liability from the building itselfs stand point.

If you are concerned about washing machine breakdown and flooding down stairs flat then you wouldn't be liable for down stair's damage anyway so no insurance required. That is unless you know it floods them every time you use it and continue using it anyway in which case you've breached the terms of any insurance and so no cover anyway

somethingcorporate

It would usually be covered by your buildings insurance.

We had a policy via ecclesiastical (they specialist in dealing with listed buildings I think). Do you not have a buildings insurance policy for the whole building? Check with your managing agent first (assuming leasehold).

somethingcorporate

InsideInsurance wrote: »

If you are concerned about washing machine breakdown and flooding down stairs flat then you wouldn't be liable for down stair's damage anyway so no insurance required.

Really? seems odd. I'd expect any damage caused from within OPs flat to be remedied as part of the same claim.

bodmil

I do have buildings insurance for the whole building but I wasn't sure whether that covered inter-flat damage, ie washing machine. I'm still a little confused, is it usually covered by contents or the leasehold buildings cover. Apologies for not having the specific details (or understanding!)

bodmil

Also, is the lodger cover just a matter of an additional premium, or will only specialist agencies cover this? I'd like to think that I could just have contents cover but I don't suppose I would be covered if I deliberately gave my key to someone who then took all of my valuables!

InsideInsurance

somethingcorporate wrote: »

Really? seems odd. I'd expect any damage caused from within OPs flat to be remedied as part of the same claim.

We are talking about the damage to the other persons property not the OPs

rs65

bodmil wrote: »

Also, is the lodger cover just a matter of an additional premium, or will only specialist agencies cover this? I'd like to think that I could just have contents cover but I don't suppose I would be covered if I deliberately gave my key to someone who then took all of my valuables!

Having a lodger limits the insurers that will quote. Most require (often in their assumptions) that the house is only occupied by the insured and members of their family.

bodmil

Can anyone suggest companies that might insure the situation described?

Idiophreak

InsideInsurance wrote: »

We are talking about the damage to the other persons property not the OPs

Right.

So you're saying that if my washing machine breaks while I'm on holiday and causes the downstairs flat to flood, wrecks all their cool stuff, etc - I'd not be obliged to pay for the damage caused?

System

Idiophreak wrote: »

Right.

So you're saying that if my washing machine breaks while I'm on holiday and causes the downstairs flat to flood, wrecks all their cool stuff, etc - I'd not be obliged to pay for the damage caused?

How would it do that if you had turned the taps off?