Nightmare with Direct Line Landlord Insurance

JakeMcCann

hi everyone,
im really new here and im having massive issues with Direct Line.
basically, i have a property that i rent out and have Landlord Insurance through Direct Line. very recently i had a leak from a pipe below the pipe. direct line advised i had to have the leak rectified and send the bill... easy.
i contacted my estate agents and had them arrange it all (as they manage the property for me).
on removal of the flooring they found the leak was so bad that it has completely saturated the joists and caused them to start to perish.
my estate agent had a call back today and had been advised by Direct Line that they do NOT cover that further repair, and its going to cost me £4000 which is most definitely dont have. i feel like having a break down .
could i please have advice from any of you? i would HUGELY appreciate it.
i cannot see anywhere in the T&CS that they do not cover these sorts of items, so i really need help.
i have tried to attach the links to their T&CS if you can help please but as im a new user it wont allow me
if you search "direct line landlord insurance policy" it will come up as a DPF document.
massive thanks in advance.
J

paddyandstumpy

It sounds like the leak has been going on for a while, if the joists to have got to the stage they need replacing.

This is called a 'gradually operating cause' and will be excluded from your policy. It's a standard exclusion in home insurance.

JakeMcCann

well they arent saying it needs replaced but a dehumidifier for a week or so... i cant understand how rhey can decline this when i fixed the leak the day after it happened... its shocking. any advicr pleaseeeee?

Nearlyold

JakeMcCann wrote: »

well they arent saying it needs replaced but a dehumidifier for a week or so... i cant understand how rhey can decline this when i fixed the leak the day after it happened... its shocking. any advicr pleaseeeee?

How on earth is running a dehumidifier for a week or so going to cost £4000?

If the joists are showing signs of rot this can only be from a long standing leak.

Buildings insurance covers sudden events like a burst pipe or burst water tank for example it's not designed to cover damage caused by long standing leaks. A typical exclusion for this might say "Any damage caused gradually that you ought to have been aware of and that it was reasonable for you to have prevented

JakeMcCann

I honestly wish i could tell you, and my bathroom is tiny!! I don't know how they've got soaked, rotted or whatever the terminology they're using. I'm going to call their claims department up and beg tomorrow. I don't have anywhere near 4k to repair it all. What a nightmare.
I take it that it all depends on the level of damage to the joists? For e.g. if rotten it's old, where as if just wet it's new?

paddyandstumpy

No. if it's rotten it's most likely because it's gotten wet over a period of time and not dried. This can happen to wood regardless of how old it is.

Whilst you fixed the leak the day after you spotted it, the damage seems to have occurred over a long standing period. Wood doesn't rot if exposed to water for a couple of days.

Good luck with the dehumidifier, but it sounds like it's past that anyway.
Are there tenants in the property? Your insurance may cover the cost of alternative accommodation cover for them; I'm not to sure with Landlords insurance.

JakeMcCann

morning, yeah i understand. im going to call Direct Line this morning and see if they can assist me in any way. first time buyer and all my money went on buying the place. so gutted i cant even tell you :undecided:undecided:undecided:undecided

thank you all for your assistance with it

csgohan4

unfortunately even premium house insurance providers like Hiscox have this clause, which is a shame


Good luck anyways

paddyandstumpy

Why is it a shame? If it wasn't there your home insurance will effectively then be a maintenance policy.
How much would you be willing to pay for your insurance, premiums would be sky high!

Mr.Generous

Get a second and third opinion of the cost of fixing it, sounds very high to me. If the leak was new no way are joists rotten. If its leaked for ages where did the water go? No ceilings stained and saturated below? water dripping down a wall? very skeptical, You completely trust your EA as a managing agent that they haven't got a vested (financial/family/bung) interest in the repair quote?

Before you put all your efforts into fighting an insurance giant check out the property - go with a repairman and inspect it!

JakeMcCann

Mr.Generous wrote: »

Get a second and third opinion of the cost of fixing it, sounds very high to me. If the leak was new no way are joists rotten. If its leaked for ages where did the water go? No ceilings stained and saturated below? water dripping down a wall? very skeptical, You completely trust your EA as a managing agent that they haven't got a vested (financial/family/bung) interest in the repair quote?

Before you put all your efforts into fighting an insurance giant check out the property - go with a repairman and inspect it!

im currently doing just that. a friend of mine who is a carpenter almost fell off his seat with the quote in terms of labour and materials cost. he lay someones floor last week for £400 elsewhere!