Windows and front door smashed

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    Windows and front door smashed

    Tenant messaged this morning to say her living room window and front door were smashed in last night plus some other damage. She called the police who arranged for someone to secure the broken window and door.
    In all the years of being a landlord, I've never had to make an insurance claim before, but I think that this is going to be the first time.

    Police think that it may have been someone attacking the wrong property and there was another 1 hit 15 mins earlier in the same area.

    Working part time single mum 2 kids. She has been in the house for a few years and we have never had any problems with her. We have met her on many occasions and seems to be a normal hardworking person who keeps the house reasonably clean and well maintained.

    I'm concerned that she or her kids may have upset someone and this may happen again after having it fixed.
    We have contacted insurance and submitted a claim. I guess it's my responsibility to pay for it. We have a £100 excess on the insurance, but I'm expecting the final bill to come in somewhere near £1000. With the insurance hike over the next few years, is it worth making a claim?
    As it's a joint property with my wife, it's on an individual policy with rent guard, but we do have 3 other joint properties. I guess that it's also going affect these houses and all of the ones I have in my own name?

    Just wondering if anyone else has gone through something similar? Is it worth putting in an insurance claim?

    Any advice greatly appreciated.

    #2
    Never worth putting in a claim at that level. They will recoup any payout within 3 years with higher premiums.
    But as you've already notified the insurers they'll probably hike your premiums anyway so may as well proceed

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      #3
      I agree with above, once you have told them they will up the costs even if they don't pay you out any money, may as well get them to pay. It may be as said, i have seen a few of these '' accidents '' by the local criminal gangs, they are not known for their IQ's remember, so not being able to read a house number sometimes tests their observational skills to a level they cannot cope with !

      This may be a one off, but if anything else happens then i agree with you that this tenant may well be getting involved in something you would rather they did not..... then it's S21 time.... whilst we still have it.

      Comment


        #4
        Thank you both for the advice. I guess I should have asked before I contacted the insurance. I expected the premium to go up but not for them to reclaim it in 3 years. Current estimates are coming in at about £1600. I guess I'm shopping around for insurance later this year, but I guess once I mention I've made a claim it's going to be sky high everywhere. 1st claim in 20 years (but not with same company), I'm starting to wonder if its worth having insurance. Was thinking of not including some things to keep the claim down as I could fix them myself cheaper the next time I'm back. seems like it's not worth my time in doing it.

        My only experience with insurance companies is I keep paying them more each year as they hike their premiums and not getting anything in return. Money for old rope.

        Comment


          #5
          Suggest you get CRN from tenant or require one from Police.

          Suggest insurance claim. You might well want someone batting for your side rather than just have loss adjusters paid by insurers deciding why they won't pay out.. e.g.
          https://aspray.com/landlords/
          I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

          Comment


            #6
            Its not just the criminals who get it wrong. We had the police break into the wrong flat!

            Comment


              #7
              Originally posted by theartfullodger View Post
              Suggest you get CRN from tenant or require one from Police.

              Suggest insurance claim. You might well want someone batting for your side rather than just have loss adjusters paid by insurers deciding why they won't pay out.. e.g.
              https://aspray.com/landlords/
              Thanks artfull, we have the CRN. we may need help from the place you suggested as I've never had to deal with an insurance company before and it's already looking like its going to be North of £1600 claim and they will try to wriggle out of it.

              Had a very unpleasant chat with the tenant today, rent will have to go up as she is currently paying a fraction of the market value, Probably £200 below, but I dont think I could justify more than £25 increase.. we have not increased it in 7 years since we bought the house with her in situe. She agreed to a new rental agreement and has been no bother, so we just let her live there at a low rent as she was a single mum.
              After the break in, I feel like I have to recover some of the costs, thinking of maybe £25/ month. It will never cover the costs if insurance dont pay out, and its still way below market value and she is aware of this.
              Really not sure what to do. I want any increase in rent to be covered by her housing allowance. quick check and it seems to be covered.

              Comment


                #8
                Originally posted by Yorkie2020 View Post

                Had a very unpleasant chat with the tenant today, rent will have to go up as she is currently paying a fraction of the market value, Probably £200 below, but I dont think I could justify more than £25 increase.. we have not increased it in 7 years since we bought the house with her in situe. She agreed to a new rental agreement and has been no bother, so we just let her live there at a low rent as she was a single mum.
                After the break in, I feel like I have to recover some of the costs, thinking of maybe £25/ month. It will never cover the costs if insurance dont pay out, and its still way below market value and she is aware of this.
                Really not sure what to do. I want any increase in rent to be covered by her housing allowance. quick check and it seems to be covered.
                Do not let this get out of hand, increase the rent by the amount you say every year, and i would go for even more, have an honest conversation with the tenant, if she cannot afford it then it maybe time for her to move on, if you let it get too far behind then you will never catch up with this tenant...... you're a business not a family member or a charity.

                Comment


                  #9
                  In reply to the member who said not sure the insurance is worth it, the policy is really ideal for major disastrous losses eg fire, backing up on sewers, subsidence.

                  I am currently dealing with an accepted claim arising as a result of sewers backing up in flash storm, the claim approved by the loss adjuster is rather more than 100 times the annual premium

                  Comment

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