Unable to get subsidence cover.

Annemos

Good morning again. 

Yes, you can send me a draft privately and I will take a quick look for you. 

You raise another thing that popped into my head last night. 

I have also seen a couple of FOS cases, where it is proposed that a homeowner may like to request an Insurer to continue cover for a new buyer. (This one below even after a claim has been settled.) 

This would not have even a chance of working, if the Insurer had changed. 

This is another reason I am so keen on trying to stay with the same Insurer. 

https://www.financial-ombudsman.org.uk/decision/DRN-4163172.pdf


I have also decided to stay in my place now and not look to sell. (I am getting older and had considered moving into an easier "retirement" property.)  I have also often thought that I am fortunate I am not in the position of a young couple who had, for example, purchased a home to get on the ladder and now want to move and upsize to a larger home for children. Or they have to move for a job. Or marital breakdowns. 

Another thing. I have had to fight so hard for my place. 6 years from start to finish. I almost think if it as my family now and I have the need to protect it and do what is best for it. I know almost every inch of the property and how it is put together, structurally. 

So I hope you will remain settled in your home and enjoy it. 

KT1966 said:

Can also ask, as the date is close, will be a future problem for me if I take  non subsidence insurance cover after the 9th as I feel HDI won't action it that fast. 

Thank you.

I had to do that. Take a policy without Subsidence cover for the 5 months it took my own Insurance Company to sort it out. 

I don't like being in that position, because you have to declare it later if ever asked.... "were any special terms applied to your policy?"   Let alone the actual risk not being covered. (Although, Heaven forbid. If you crack again in the same area within a shortish time and due to the same cause, you can ask them to re-open the claim. Within 3 to even 5 years perhaps?) 

That's why, in the previous comments I suggested if you end up in this position.......  once you do hopefully get the original Insurer to open a new policy for you, also ask for at least a letter saying you were actually covered in that interim period by the old Insurer, until their new policy was put in place. (My original insurer seemed to know this and actually did it for me by adding it as an endorsement on their new policy. I hadn't known to ask for it, but when they sent it to me, I realised why it was needed.) 


If you do have time and energy to try around all the Brokers, as I described above in the other Post. If you can actually get one quickly enough including Subsidence, you would have to weigh up what the premium cost is as to whether to take it. (And then carry on with the Ombudsman case still.) 

It becomes so messy for us, when we only find out so short before our policies come due. 

Annemos

Another note on if you have to take a policy without Subsidence cover. 


(In fact all Homeowners should be doing this, anway. But often do not quite realise why.) 

=================

You said yours was vegetation. Has it been removed? Or has it been cut back?  If cut back, make sure it is really well maintained on an ongoing basis.  Also if there is vegetation anywhere else around the property, do a review of that. 

Don't chop down any trees without advice. This is especially important if trees pre-date your property, as that can cause Heave.    See my reply on this Post.  ( I suppose I had better add, one should also not touch a tree with a Tree Protection Order on it!) 

https://forums.moneysavingexpert.com/discussion/comment/81274370#Comment_81274370

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Keep a close eye on your drains and water-main and guttering. To make sure there are no leaks going into the ground. 

Watch Smart Water Meter readings to get a clue if there might be a leak on the Water Main. 

KT1966

Hi

This morning I have emailed my Complaint to HDI , they did say they'd call but instead emailed asking what I was contacting for. So I'll wait for a response on this, knowing after this my next step could well be the Financial Ombudsman.

Over the weekend I'll keep trying for insurance with subsidence cover, though I'm getting less hopeful as everyone says " we've found something" but when we drill down, despite how clear I've been in advance about wanting subs cover, no one can offer if. But I appreciate they've tried.

It's been a stressful few years but this insurance renewal stuff, since the work has been completed has probably been the worse part of it (other than being told "yup you have subsidence") as I thought once it was corrected and I had a certificate I would be able to get full insurance, for me that's not been the case, it's been alot of reading and learning in a subject I find boring.....but that's owning a house so I'll get on with it.

To anyone who has replied thank you, I really appreciate your time and especially Annemos who has shared their knowledge so generously. I hope to update things if anything significant happens as it may help others who have a similar experience in the future.

Best wishes )

Annemos

Good luck for a very speedy outcome. 


For the reasons suggested on how preferable it is to stay with the same Insurer who handled the Subsidence Claim: 

Even if you do manage to source a new Policy with a different Insurer, in your shoes I would still take the case to the FOS. 


You will then be raising the very same Complaint about losing that Protection of being covered by the Original Insurance Company during your Claim and afterwards.    And along with that, there will be the additional aspect of claiming reimbursement of any excess Premium you will have to pay now to any new company, compared to what the original one may have charged you if things had been done properly. 

(One of the cases and Posts I sent you above discuss this additional line of argument, too. (When a substitute Policy has had to be taken out in time of need.) 

KT1966

So called few companies, brokers Howdens advised they doubt they can't find any cover for less than £2,000, I've tried Adrian Flux who are getting back to me and so far Home Protection are the cheapest at £350, note all are without subsidence cover.

KT1966

A few emails between myself and HDI, they've looking into the calls I made in Feb 2024 to Integra & Swinton (where Integra as administrators advised they could offer insurance but with another company, it £1200, I asked if they do better, they "no" so I had to go elsewhere, getting insurance for £350). There email-

"Integra has confirmed that they have reached out to Swinton’s to clarify what happened during the 2024 renewal process and to understand why your current insurer is unable to renew your policy.

 In the meantime a formal complaint has been logged for you so they can thoroughly investigate this matter and they have advised they will make every effort to get in touch with you as soon as possible as they note your renewal is due imminently."

I'm not sure how this will all end, I am currently insured but not for subsidence. 

I've moved back into the house following the repair work and settling in, it's nice to be back but I do dread if any cracks re appear. 

Thank you.

Kev

 

Annemos

If their position does not change, this will definitely need to go to the Ombudsman. There is no way you should remain without Subsidence Cover. 


Congratulations on being back in your home in time for Spring and Summer, when you can all enjoy it. Happy times are ahead in your own home again. 

========================================================


Notes for others who might read this: 

After Subsidence, it remains a worry, especially if one has a feeling, that the remedy that was carried out was not entirely adequate. 

Keep taking periodic photos, even though the Claim has now closed.


The Repairs that have been done should now be Lasting and Effective. (Last at least for many years.) If cracking re-appears in the same place, they can be asked to re-open the Claim and seek a more lasting Solution. 


One sees this with Tree Root claims, for example. FOS cases often say, that Insurers are entitled to try remedies such as Tree Removal and/or Root Barriers, first, to see if they work.

(Underpinning is invasive and I believe only about 5% of homes are deemed to need underpinning, these days.)

One thing to remember, is that under our Insurance Polices, Insurance Companies have to do Subsidence repairs, but the policy does not cover anything perceived of as "Betterment".   And they are also NOT liable to prevent any Future Damage that may occur.....      BUT...... the actual Repairs done during the current claim DO have to be Lasting and Effective. (Last for many years: Through all the FOS cases, I have never been able to pin down exactly how long this might be!)