MikeyB

Registered with Property118.com
Friday 8th August 2014


Latest Comments

Total Number of Property118 Comments: 8

MikeyB

18:04 PM, 20th February 2021, About 11 months ago

Gap and loophole between content and buildings insurance?

Probably worth adding is that buildings insurance will only cover what you've signed up to in your lease. I was shocked to discover a few years ago that the (massive) windows and window frames of my BTL apartment were specifically my responsibility in the lease and were therefore not covered by buildings insurance. I have contents insurance as it is furnished but having talked to many insurers I couldn't find one that would include the windows.

Currently I have a leaking flat roof above my apartment - once again this is excluded in the lease with the developer stating that it was untouched during the refurb. It was also specifically excluded in the 10 year warranty.

A landlord lesson learned here for me as I was naive enough when I bought the flat to believe the structure of the building wasn't my responsibility.... Read More

MikeyB

22:48 PM, 27th September 2018, About 3 years ago

£4,000 to replace a broken window?

Reply to the comment left by Jason McClean at 25/09/2018 - 09:40
Thanks very much for that Jason, nothing to lose if the above doesn't work out - will give that a go.... Read More

MikeyB

22:06 PM, 27th September 2018, About 3 years ago

£4,000 to replace a broken window?

Some great input, thanks everybody. I checked the lease and it actually excludes the windows. Despite a couple of chases the service company are still not able to give me an indication on whether this could be covered by buildings insurance despite this.

However, I had a call from the agent that manages the property today. He had the damage looked at by a specialist buildings engineer and the feedback was that the windows (of which there are many) have been installed incorrectly - they have been "over-tensioned" them in the frames, the windows face the sun all day and the extra-hot summer has caused the inner glazing to expand and shatter. This is confirmation of the what the first glazier had reported which is good as it should be covered by the NHBC warranty 🙂 It also concerns me as the apartment is a duplex with 10 identical large windows so the remedial work needs to cover those too (and my neighbours might be interested after mine are sorted!) :-O
I hadn't previously thought about the need for insurance for infrastructure as I had assumed that it would pretty much be covered by the buildings insurance and anything else (like a broken tile or cracked window) would be cheap to fix.
All landlords, may be worth taking a look at your the buildings coverage and your potential liabilities, then a look out of the windows of your properties and consider the potential of needing scaffolding and blocking a main route like a road into a mainline railway station.
I'll keep you all posted of developments, thanks all.... Read More

MikeyB

21:50 PM, 24th September 2018, About 3 years ago

£4,000 to replace a broken window?

Some unexpected progress today. A director from the agency I use for full management service on the flat phoned me as he was concerned about how I'm almost being left out to dry by his staff. He explained that he had a small number of BTL's himself and felt the pain and had studied the long running email thread I had with his agent (loads of phone calls too).
He has taken personal charge and is going to visit the flat, talk to the tenant, the service company, contractors that have quoted plus some of his other preferred contractors.
It was a really welcome call and he appeared to be very genuinely concerned as he said he saw his company as delivering value to clients rather than just getting tenants in and collecting rent.
He couldn't promise a positive result but said he'd make sure that he explored every avenue. If he succeeds in solving it then I will happily name his agency here.
Thanks to everybody in this forum so far as it gave me some suggestions to fire off to him on the call to see whether he can find more cost effective ways of doing this (particularly if I ultimately end up picking up the tab!). I'm now actually considering getting some rope and replacing the window myself!
Please don't stop posting - everything written so far has been a fantastic help and I reckon there will be more nuggets that me and other landlords in the future will find priceless.... Read More

MikeyB

21:26 PM, 24th September 2018, About 3 years ago

£4,000 to replace a broken window?

Reply to the comment left by AA at 24/09/2018 - 20:00
I would imagine that this won't be the case in this instance. The service charge pays for the buildings insurance so an increase in premiums would be shared with fellow flat owners. However, I don't recall ever being made aware by service companies on the cost of claims that have led to the increase in insurance premiums year on year. Perhaps they are higher than we could even imagine and we're paying for them without even knowing. Alternatively maybe I just don't read everything they send me!... Read More