Need help with home insurance (renting)!

richierich052

Hi all,

Myself and partner are renting a property and have home insurance with accidental contents - we do not have accidental buildings cover as I think the agency cover this.

Unfortunately, I accidentally placed a hot pan on one of the kitchen work tops (which were part of the property) and it has burned it leaving a permanent mark. Thing is, I don't know what happens now, do I have to claim insurance? Does my insurance even cover this (ie. could it be said that the work tops are part of the building not contents)? I'm expecting to lose the deposit at least but don't know if I'll be charged for replacing the work tops.

Anyone able to shed some light on this?

Thanks,

Rich

Building_Surveyor

the building is the structure - anything permanently fitted to the structure i.e kitchen units, toilet would be included in buildings insurance. The contents is your possessions in the building i.e furniture, clothing etc.

richierich052

Building_Surveyor wrote: »

the building is the structure - anything permanently fitted to the structure i.e kitchen units, toilet would be included in buildings insurance. The contents is your possessions in the building i.e furniture, clothing etc.

Ok, so by that logic the work tops would be part of the structure ie. buildings insurance. I only have tenants' contents insurance and the letting agency have buildings insurance. Does that mean I don't have to claim anything or pay for it to be repaired?

[Deleted User]

richierich052 wrote: »

Does that mean I don't have to claim anything or pay for it to be repaired?

Does your tenancy agreement mention damages? If you've signed an inventory that shows the condition of the kitchen and you have compromised that (beyond fair wear and tear) then you will be on the hook for covering the costs. Their insurance may cover the repair but that does not remove your liability.

G_M

If you cause damage to the landlord's property, naturally you are responsible.

Since it sounds like you do not have insurance to cover this, the options are

* you repair/replace to worktop
* you pay the LL to repair/replace
* you do neither, and the LL deducts the cost from your deposit
* the deposit is not enough to cover the cost, and the LL claims via a Small Claims Court

It may be that the LL has insurance that covers this. Ask. If so, he may have to pay an excess (eg the 1st £50, or 1st £200) and his premium next year may increase, in which case he is likely to claim these from you.

It may also be that his insurer will claim from you.

The bottom line is, if you break/damage things, you are responsible for them.

Werdnal

And I doubt the Letting Agent provides any buildings insurance. The landlord is responsible for his own building insurance cover, and either arranges this himself, or through a block policy if it is a flat/leasehold property.

Letting agents are not responsible for any repairs or maintenance to the property. They only act as a "go between" in the middle of the tenant/landlord agreement.

If I were you I could come clean and tell the agent/landlord what has happened. Give them the opportunity to inspect the damage and decide what they want to do - either repair (probably at your expense) or leave as is until you move out. However, be aware that even if LL opts for the 2nd option above, YOU have still caused this damage, even though it was unintentional, so LL or his insurance will be looking to appportion blame and recover their financial loss here.

Annabee

You could always ask your insurance company if you do in fact have 'tenants liability insurance' which might cover you for this. We had this included with cover for our own contents, and found it useful (Endsleigh). Is it possible you have this and don't realise?

richierich052

Hi all, thanks for the replies.

Can I just say - I'm not trying to imply that this isn't my fault and I'm certainly not trying to pull one over the LL or the agency.

I'm just trying to understand what happens in these situations as I've never had anything like this happen before. I don't think I'm allowed to contact the landlord directly, I have to go through the agency. This is my worry, the agency have been awful with us - so much so, that we are taking them to the property ombudsman. I expect that they'll try and squeeze us for every penny. They'll probably not give us our deposit back AND we'll have to pay for the damages which IMO is unfair. Happy to do either one or the other. If I pay for damages, as far as I'm concerned I've left the property in as good (if not, better) state than when I moved in and so I should be entitled to my deposit back.

I guess I'm putting off contacting the agency as I'm 100% sure they won't be fair.

Werdnal

There is nothing to stop you getting some prices quoted for repairing/replacing it and presenting these to the LL, asking their approval for you to go ahead. That way you have come clean, covered the cost and can ensure you will not be charged an over-inflated amount from your deposit when you leave. Do this before you contact the agents, to show willingness to sort it out.

However, make sure you get any consent to repair it in writing!

richierich052

Werdnal wrote: »

There is nothing to stop you getting some prices quoted for repairing/replacing it and presenting these to the LL, asking their approval for you to go ahead. That way you have come clean, covered the cost and can ensure you will not be charged an over-inflated amount from your deposit when you leave. Do this before you contact the agents, to show willingness to sort it out.

However, make sure you get any consent to repair it in writing!

That's what I'd like to do but I'm not able to contact the landlord. I don't have their details and have been told that I have to go through the agency. I'd assume this is so that they can do you over.

Werdnal

richierich052 wrote: »

That's what I'd like to do but I'm not able to contact the landlord. I don't have their details and have been told that I have to go through the agency. I'd assume this is so that they can do you over.

If you request the LL's address in writing to the agent, by law they have to give it to you within 21 days!

Either that, or write to the LL yourself, using the address on your tenancy agreement for serving notices. If this is the agent's address, they must pass it on!

Or you may be able to find the registered owner of the property of the land registry website for a charge of £3.