Advice please Insurance claim letter sent to tenant?

blackstar

Thanks, its stressing me out. I am up at 3am about this. 
Hole was under bath in the middle, impossible to see for me. They only saw it when they had their celing removed. They could see my bath from in their bathroom. They are saying thats how the water escaped, that what the letter says anyhow. 

[Deleted User]

Well thats quite clearly a landlord problem and one thats going to continue unless he fixes it. He may not have known then and his insurance company may accept liability. But he AND YOU both know now. So send him a letter ( paper, stamp, recorded delivery ) sending him a copy of that letter and insist the floor is repaired immediately and he confirms he is dealing with the problem he has to HIS property. 

blackstar

Thank you, landlord repaired the floor back in Summer last year when the neighbour below was getting his ceiling "repaired" after the alleged water damage from a few months before as thats when big hole was noticed. 

[Deleted User]

Ps thats excessive costs for one ceiling. I had three ceilings go, great big rooms ( water tank burst ) and the cost of repairs ( inc VAT ) and painting was a little over £6000. All rooms had to be reboarded, plastered, coving replaced and painted. Mine was 3 days before my tenant was due to move in ! 

Im still waiting for my insurance to pay me out !! The claim is being handled by the Davies group, so interesting they think thats a reasonable cost !! Lol 

blackstar

Honestly think  neighbour or insurance company is trying it on...neighbour said he had to have the walls done aswell as they were all moist and tiles removed, celing removed and redone. Just does not add up. I went and looked at it after said event, all I could see was a very faint water stain on ceiling but he claimed ohh but the paster and boards are all soaked with water and in the walls which you can not see. 

blackstar

Wow lol so you had to pay the over £6000 out your own pocket and you are waiting for insurance company to reimburse you back?
So in my case you think it looks like my neighbours insurance company have paid for the work, neighbour probably paid an excess. Now my neighbours insurance company have got Davis group to try and get them their money back. Do you think it would goto court?

[Deleted User]

This is where water escape claims get tricky. If its seeping OVER TIME then water can do a lot of damage, and sometimes insurance companies say its lack of maintenance by the offending property. Seeping can caused damp. I had it in mine years ago from a leaky washing machine that leaked hidden for quite some time. 

I just noticed your issue was over a year ago !!
Jan 2020. Doesn't surprise me with the Davies Group tbh. They get terrible reviews on trust pilot 

deannagone

If you send the letter to your LL, their insurer can negotiate with the owner of the downstairs flat as to what the costs were.  You should take a step back.  I would ask the LL for an update (copy of letter) to make sure he's informed the insurer he's the owner of the flat, not you.

I would also take the side off the bath and put paper towels down to see if there is actually any long term seepage from pipes for a week or too and not overfill bath.  Just so if there is, I can notify the LL to save future claims.  I had a similar problem, but this is all you can do, its harder to check pipework you can't get at easily.

anselld

None of this adds up.
Firstly, no bathroom in my experience is watertight.  There are generally at least small pipe entry holes or other flooring gaps, particularly under the bath.  A one foot hole or a 1mm hole makes no difference, water will still travel downwards.  Unless the room in question is a full-on wetroom they are simply not designed to be watertight.  

Secondly, I cannot see how enough water could be slopped out of the bath to cause that sort of damage.  It would need to have been an overflow situation or a plumbing leak.
I suspect someone if not giving you the full story.

None of that changes the above advice, ie for a claim to succeed they will need to prove negligence and that will be difficult if you don't admit it.  Suspect that will also be the Landlord view.

caprikid1

As has been stated, the hole in the floor is probably academic, if the Landlord did not know about it, did not do it and the gaps in the floorboard are wide, that said for a small amount of water loss the boards would absorb it and not allow it to reach the ceiling below.
Definitely one for the insurance to sort out, they are trying it on. 
If you or the landlord were notified of a leak and did nothing about it then there is a risk of liability but apart from that unlikely I would think.