Insurance for windows in Leasehold Flat

north101

Hi, long time lurker, first time poster and all that, Asking for a non internet savvy friend.

She's buying a new build flat in a block and according to the Lease one of her responsibilities is to repair or replace the windows if necessary. Her solicitor has confirmed that it is the frames and the glass she is to be responsible for. Her solicitor has also tried to get this taken out of the lease and no joy.

Problem is those window frames look terribly modern and terribly expensive. She's worried about how she would afford to replace them if they break after the 10 year guarantee ends. As standard contents insurance doesn't cover windows, are there any companies who do insurance policies for such a thing? I've asked my insurance broker and she's asked her solicitor but neither have come back with an answer and she's starting to panic. Does anyone here have any ideas?

Thanks

davidmcn

What does she mean by "break"? Insurance policies don't cover you for maintenance costs - though they would if, say, somebody chucked a brick through the window. She'd need to budget for potential replacement costs herself - though if they're under 10 years old is that likely to happen any time soon?

eddddy

It depends what you mean by "if they break".

The freeholder's buildings insurance will cover them in the same way that it covers other parts of the building - against fire, explosion, storm, attempted theft etc.

But no buildings insurance (or contents insurance) will cover anything that "breaks" because they've become old, or were poorly made.

I guess one limitation is that the freeholder's buildings policy may not cover accidental damage.

need_an_answer

Probably wherever she chooses to live whether that's a different leasehold property or freehold she will be responsible for the upkeep of any windows.It is not standard that they are covered by the buildings insurance.

Although it is worth looking into whether if the window does get broken how the sealed units are fitted into the frame,it may be a case that just glass needs preplacing rather than the whole unit including the expensive looking frame.

north101

Thanks everyone for your advice so far. It’s making me wonder if she’s misinterpreted the solicitor. I’m thinking that after the 10 year new build guarantee ends, like has been said above, basic wear and tear will not be covered by any insurance policy anyway. Say a window starts to shift somehow and not close properly, I think that’s the kind of thing she’s worried about. Sounds like she’s going to have to just take the risk. I think if it was a simple upvc window in a brick wall she wouldn‘t be so worried. But these are massive wall to ceiling metal framed monstrosities.

I’m going to suggest she find out if the freeholders insurance covers accidental damage due to things like a brick through the window and all she’s expected to cover is wear and tear.

need_an_answer

If they are massive floor to ceiling windows,in honesty I would be more worried about the cost of curtains or blinds to cover them!

In all seriousness I have a flat with huge windows that were installed 10 years ago when the warehouse was converted to flats and the only issue I really have is the flat gets very hot when the sun shines on them.

Windows nowadays are made from toughened glass and shouldn't break easily anyway and most are made from individual components that if one breaks it just that bit that needs replacing not the whole window and casing.

eddddy

Throwing a brick through a window would not be accidental damage!

... Unless you were throwing it at something else /somebody else and missed and it went through the window instead (honest officer!!!).

... Instead that would be vandalism, malicious damage or attempted break-in.

Accidental damage is more likely a ladder falling over from outside, or heavy furniture falling over from inside.


Also, you should check whether the 10 year newbuild guarantee being offered covers window frames. I don't think an NHBC Buildmark Guarantee does.

eddddy

Just to add....

north101 wrote: »

Say a window starts to shift somehow and not close properly, I think that!!!8217;s the kind of thing she!!!8217;s worried about.

... that would be a result of bad installation (poor workmanship), bad manufacture or misuse.

No insurance will cover any of those.

Bad installation or bad manufacture might be covered for 2 years under the newbuild warranty - you can check.

Or if the window manufacturer offers a longer guarantee on their products, it may (or may not) be transferable to the property purchaser - again, you should check.

north101

I shall tell her that needsananswer; I think she’s probably over worrying at this stage then. I think if anything goes wrong it will happen in the first two years. Then they’ll probably be alright. Will make sure she opens and closes them all before completion and reports any problems.

north101

You know what, I don!!!8217;t think I!!!8217;ve ever had a window !!!8216;break!!!8217;. She!!!8217;s not lived in anything under 30 years old, I think new build windows last an awful lot longer than she thinks.

Thrugelmir

north101 wrote: »

I’m thinking that after the 10 year new build guarantee ends, like has been said above, basic wear and tear will not be covered by any insurance policy anyway. Say a window starts to shift somehow and not close properly,

Windows don't last forever. The sealed units will breakdown in time. Budgeting for maintenance is part and parcel of property ownership. Just like a car.