Flat Flooded - No Contents Insurance. What Can I Do?

Audrey_Wright

Usually that what the insurance is for. As I see it, you definitely have to prove it's a third party's fault and not natural causes (wear and tear).
If you can't do so, you probably can't claim for any of the damages caused to you.
As far as the media goes, I don't think you might expect anything but charity from such a source. As legally you don't have any right to get recompense, the only thing left is somebody donating you with replacements for the belongings you have ruined.
It's a tough situation. My advice is try to contact somebody higher than the person you've spoken with at your HA. Explain the situation thoroughly and emphasise on the fact that HA were too slow with their reaction, which caused you further damage. You just might be able to get at least some of them covered.

Building_Surveyor

moneyistooshorttomention wrote: »

I must admit I am shocked by that:eek::eek:

In my mind its quite quite obvious the causative body or person pays up.

Still think its worth OP pursuing this with media and/or their local MP if necessary. It would be absolutely totally unfair for her to have to pay up because of something that was nothing to do with her.

Well unfortunately that's the way the cookie crumbles in the real world which is why contents insurance is advisable, or not at your own risk of being out of pocket... If it was unforseeable I.e burst Pipe etc. unless blame can be proved, I.e a dodgy pipe was reported months ago and wasn't attended to then the reality is, then negligence or blame can't be proved.

Sorry but I wouldn't advise a wild goose chase of going to the MP and what not. Wasted time and effort. I don't see why a newspaper would be interested in the story either. I'd advise spending your time and effort trying to salvage what you can and arranging insurance (HA normally have a provider for tenants) ASAP.

I don't see the unfairness in any of this, but rather unfortunate, lesson learned.


Sorry.

nunnygirl

HA knew about my lodger. I have had 2 (1 at a time) since Feb last year. It was one of the only ways I could afford to keep a roof over my head after my ex husband left and I wasn't entitled to any benefits.

I have no idea what kind of checks are meant to be done to rented/HA properties but in the 5 and a half years I had been in the flat there had been no maintenance on the pipework. I feel that the pipework/stopcock would now have been replaced and the tenant(s) of the upstairs flat scarpered when the police turned up on Sun eve/early Mon morn. I have no way of getting in contact with them so that may be out of the question.

Moneyistooshorttomention I asked the 'lowly little cog' if I could speak to a manager and was met with the reply that 'it won't happen but I'll put your request through'

6 hours was just a guesstimate at the actual time the flat above was leaking. I left at 1:30 am and there was still water heavily cascading through my ceiling. The duty manager admitted they had no clue where the external water cut off was and when they did find it they were labelled with the wrong house numbers.

Thank you for all of the advice so far

beecher2

I would've sent for an emergency plumber well before the 6 hours was up - surprised none of the tenants knew how to switch off the external water. Knowing that, and having contents insurance is essential when you live in a flat.

nunnygirl

There was no need for an emergency plumber as the HA had sent a team who arrived approx 90 minutes after I did (2 vans arrived at about 10-10:30pm). They spent most of their time trying to stem the leak in the flat above before abandoning that and trying to find the external cut off

beecher2

nunnygirl wrote: »

There was no need for an emergency plumber as the HA had sent a team who arrived approx 90 minutes after I did (2 vans arrived at about 10-10:30pm). They spent most of their time trying to stem the leak in the flat above before abandoning that and trying to find the external cut off

If water was pouring through my flat, I wouldn't wait 90 minutes. I would've switched off the water at the mains as soon as was humanly possible.

carefullycautious

I had exact same scenario. Lived in GF LA flat. Above leak caused damage.

We had to claim via our contents insurance. LA did not want to know.

I doubt you will get anywhere as you should have your own insurance

JimmyTheWig

If the OP did have contents insurance, do people think the insurance company would (be able to) chase the HA for the money?

carefullycautious

The HA will only repair structural damage as they have buildings insurance.

So if the above flat is tenanted the HA will repair the damage to the tenanted flat.

If the Ground floor is damaged as above

anything that is moveable is classed as contents and should be insured by tenant.

HA should provide emergency accommodation if the flat is uninhabitable and they have nowhere to go.

Im sure someone will come along and correct me if im wrong

carefullycautious

JimmyTheWig wrote: »

If the OP did have contents insurance, do people think the insurance company would (be able to) chase the HA for the money?

The Housing Association would have to be proved to have been negligent.