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Shared Insurance and Leak Responsibility in a Converted House
tekton23
Posts: 145 Forumite
Hi,
I live in a converted Victorian house, there are 6 flats in total. All owners have a share of the freehold.
There have been a number of leaks from one flat on the second floor, into a flat below on the first floor. The most recent was quite serious and due to the extent of the damage it was agreed between the freeholders that a claim was made on the buildings insurance.
As we are now looking at an increased insurance premium as a result of this claim, who should pay for the difference? The excess alone was several hundred pounds but the increased premium takes this into the thousands. Originally, as the leak could have been from a shared communal pipe, we all agreed to cover the excess. We were reassured by the insurer that the premium would not increase, for a claim of this size, yet it has. The renewal letter quotes a premium that is 70% higher than last year's. Once the leak detection survey was completed, the results showed the leak was caused from shoddy workmanship, when the bathroom in the flat was installed. There have been 4-5 leaks in this room and one in another relating to this same plumber's work. The insurance will cover all opening up, drying and making good work, but does not cover fixing the leak itself. For this the owner has called in the services of the same plumber that caused the problem in the first place! Since then there have been two further leaks relating to the same pipework and he continues to use the same plumber. Do we have any rights as the other freeholders, to insist the whole installation is checked by an independent, qualified, competent person and corrected where necessary, with the owner of that flat bearing the costs? Why should we be responsible for escalting insurance costs and the excess when the owner is continuing to use incompetent plumbers.
Once all making good is finished and the reisdent of that flat can use his kitchen and lounge again, the current insurance claim will be closed. In the worst case, if there is another leak thereafter, how can the owner quickly be held responsible, made to fix and repair any damage, without a further costly insurance claim being made?
Thanks!
t23
I live in a converted Victorian house, there are 6 flats in total. All owners have a share of the freehold.
There have been a number of leaks from one flat on the second floor, into a flat below on the first floor. The most recent was quite serious and due to the extent of the damage it was agreed between the freeholders that a claim was made on the buildings insurance.
As we are now looking at an increased insurance premium as a result of this claim, who should pay for the difference? The excess alone was several hundred pounds but the increased premium takes this into the thousands. Originally, as the leak could have been from a shared communal pipe, we all agreed to cover the excess. We were reassured by the insurer that the premium would not increase, for a claim of this size, yet it has. The renewal letter quotes a premium that is 70% higher than last year's. Once the leak detection survey was completed, the results showed the leak was caused from shoddy workmanship, when the bathroom in the flat was installed. There have been 4-5 leaks in this room and one in another relating to this same plumber's work. The insurance will cover all opening up, drying and making good work, but does not cover fixing the leak itself. For this the owner has called in the services of the same plumber that caused the problem in the first place! Since then there have been two further leaks relating to the same pipework and he continues to use the same plumber. Do we have any rights as the other freeholders, to insist the whole installation is checked by an independent, qualified, competent person and corrected where necessary, with the owner of that flat bearing the costs? Why should we be responsible for escalting insurance costs and the excess when the owner is continuing to use incompetent plumbers.
Once all making good is finished and the reisdent of that flat can use his kitchen and lounge again, the current insurance claim will be closed. In the worst case, if there is another leak thereafter, how can the owner quickly be held responsible, made to fix and repair any damage, without a further costly insurance claim being made?
Thanks!
t23
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