Water Leak Insurance - Best Plan While on Benefits.

debtslave2024

I live in a private multi storey building. We have obligatory building insurance. I got a knock on the door from factors, explaining that there was minor water leak coming through ceiling of property below. I then noticed slight water ingress in my property where the ceiling meets the wall - I am not a plumber but I believe there is a t-joint, at roughly this location that feeds the rest of my property with water.

I only found about this yesterday, and have cut the mains water off to my property, and will only turn it on for minutes to have a shower, or wash plates. It is still not concluded that my property is the source of the leak, but I  unfortunately suspect it is.

I am on benefits after employment difficulties (£90 a week.) A plumber will take more than a whole weeks “benefits” in a single hour. Plus on top of that, there is an insurance excess of a few hundred quid. If the leak is indeed from my property it will put me in a precarious financial position.

My question is does the standard building insurance policy not only cover water damage, but also the often significant costs of a plumber, trying to source the leak (callout charge, cutting out ceiling etc.) What is the best way to proceed here with my personal interests as the focus? I think that I have taken the first correct step by turning the water off.

glennevis

You mention factors, are you in Scotland?

I have a private flat in a block of 14 and when there is a water leak the factors sort it out, and the insurance pays so there is only the excess to pay. The point is that all flats in the block pay 1/14th of the excess for the 'event'. It's very annoying when your flat has never had a leak, but that's how block insurance works in our block.

Check what the factors say. If you have such block insurance you don't want to be getting your own plumber out unless you have to.

debtslave2024

I am in Scotland. I am also afraid to report, that there is no shared excess for a water leak within a private property for myself. The shared excess only comes into play if something like the roof blows off (and it actually did in January,) but if the damage happens within your own property, then you are on your own.

I tried to get an emergency plumber out at weekend, but they were wanting £170 plus per hour (I thankfully declined, and just turned my water off, and will turn on low pressure temporarily to have a shower, etc.)

But worse was yet to come - the insurance company want a £750 excess! I also think from memory, that they will not cover plumber call-out charge, or repairing of pipes. I think they will cover “track and trace.” I could be totally wrong here, but I think the insurance is a scam - they are obviously totally weighing the odds against the homeowner being able to make a claim. 

user1977

But if the problematic damage is to the flat below, why aren't they covering the excess?

debtslave2024

@user1977 Firstly, I believe it would be 2 separate insurance claims - one for them, and one for me. However, at £750 just for the excess, I doubt either of us will be claiming (despite paying in for years.) Which is the insurance companies plan.

I saw the damage to their property, and it was minimal. A small yellow water stain on the ceiling - which is probably drying out now, as my water is off most of the time. The damage to me will be greater at this stage. 

From memory, I think the excess was only about £250 in 2016.