Insurance recommendations for houses/flats/etc.

[Poppy]

Are you a freeholder of a block of flats? Would you mind sharing the name and contact details of the company you insure your building with please?

I am looking for buildings insurance for my block of flats. I am currently insured with AUA Insurance, but am looking for alternatives.

Thank you in advance.

[Owen Money]

I use RESIDENTSline through Norwich Union on 0800 281 235, the renewal I have just received wants £724.98 for £630,187 of cover for 9 flats. If yours is better please let me know?

[Gazza]

I use a company called Landlords Insurance Direct who have decent rates. They do all my properties and easy to deal with. Give them a call on 0870 0672226 they are friendly and quotes can be done immediately with no prop forms to fill in!

[Poppy]

Thank you owen money and gazza for taking the time to reply.

I am renewing my insurance with AUA Insurance for a premium of £483.60 on a rebuild cost of £370,000.

I am happy to recommend the broker I use, they are Ember JD Insurance Brokers, 020 8941 2204 / 020 8979 9797.

[delb0y]

Thats a very good price mate .. Ive just paid £472 for £250,000 cover to zurich if only i had checked this thread out first :(

[savvy06]

Try Deacon Insurance. (www.deacon.co.uk / 01202 310010)

They have launched new schemes recently, and now have new companies backing them and are very good at finding competitive prices, not just in the first year but every renewal that I have had come up.

I've had to claim a few times and yet my premium barely rises.

Definately worth a go.

[tenant29]

I don't trust Deacons as they are /were part of Erinaceous Group which has gone into administration under excessive debt after being hit by fraud.

Also Deacons is identified in LVT Report No. LVT/INS/027/003/00 as the broker for providing excessively charged building insurance to blocks where Fairview Homes has sold the freehold to Regisport ( part of Regis Group ).

In this report , Block C paid 680 pounds for insurance ( under the managing agent petermans ) and after Regisport became freeholder , the insurance was placed through Deacons at 1810 pounds.

[ashburnham]

I've never heard of Deacons so thought I'd have a look. Just did a "Quick Quote" on their site which simply asks post code and sum insured. Put in theoretical values of AB12 5AA and £100k and got quote of £350.00 and one would assume that this quote is on the "best case scenario" (i.e. no claims, etc).

We have a similar system and the same details entered gives 6 quotes from 6 different insurers and all of them are less than £200!!! Obviously this is only one quote on one set of details and they are possibly more competitive in other areas.

Golden rule is always to shop around for the best price AND cover :D

[paulb67]

Hi Asburnham

I tried the Deacons quote site too.

Never mind the price, if you look at the cover, it's not nearly as good as the others (I won't mention anyone but there seem to be more D***ns employees writing on this forum every day).

Are people interested in the cover if they have a piece of paper that says Blocks of Flats Insurance on it? Seems like a false economy to me, but I guess, times are hard.

[clive_t]

Hello all

I've been doing the rounds of looking at insurers for BTLs buildings etc cover, and was wondering if anyone would be able to make any recommendations for particular insurance companies?

I am getting a property for my daughter and her fiance to rent (which will be properly covered by rental agreements, rental at market rates etc.)

There's some work to be done on the place before we can properly allow our tenants in, but in the meantime we still need to get the cover in place.

Any advice/recommendations on this would be gratefully received.

Thanks

Clive

[jeffrey]

Do you mean that:
a. they will be the owners who let-out the property; or
b. you will be the owner and they will be the tenants to whom you let-out the property?

Plus, is it a house or a flat? If it's a flat, there is likely to be a block building/property policy obtained by the reversioner and covered by service charge.

[clive_t]

Hi jeffrey, thanks for the reply.

My wife and I will be the owners, they will be renting it from us.

The property is a 3-bed mid-terrace house.

I've just gone for an on-line quote with Nationwide, and have been quoted £331 for the year. I think a significant amount of this is down to my election to have 'Employer Liability cover' for people doing works on the property. Trouble with that is, the quote form asks for the combined annual wage-bill of these 'employees' - I took a punt at a nominal £10,000 but it's difficult to give an accurate figure as I wouldn't be employing people year-round to do work on the property.

[Gordon999]

If you only asked self insured tradesmen to carry out repairs, you would not need to register any employees.

try www.directlineforbusiness.co.uk which advertises in some of the London free papers to BTL property owners.

[unhappydisgustingWOW]

I'm about to start trawling for a cheaper quote as mine's up for renewal at the end of the month. I'm after just buildings insurance, and I'm currently with Zurich.


Just wondered if anyone had done it recently and already separated the wheat from the chaff? Any recommendations?

[jeffrey]

Look at the various price-comparison websites, don't rush into the first that catches your eye, then go back to your existing insurer and ask if it will match the best quotation that you've obtained on them. Also, seriously consider including cover for legal expenses and service failures (gas, electric, water, drainage) which are often 'optional extras' and far cheaper as add-ons than as separate policies.

[unhappydisgustingWOW]

Yup, that's what I was going to be doing anyway :) Just wondered if anyone had already found a gem amongst their trawls, or had one they always stick by.

ISTR last year when I looked Barclays (i think) and Direct Line were coming in much cheaper than my current one (by 20-25%), but then I got waylayed and was into the next policy year before I realised. :-/

[jeffrey]

Just wondered if anyone had already found a gem amongst their trawls, or had one they always stick by.
Don't "always stick by" suppliers of goods/services*. They rely on placid non-movers to cough-up increased fees. Be ever-seeking for a better deal*.

*- unless on grounds of quality: there are some excellent firms to which it's worth paying more, as their superiority justifies it.

[Izzycam]

Most buy to let insurance policy's have a certain amount of liability cover.
I was wondering how it works when a tenant moves out of a property and decides to sue a couple of years down the line.
I understand that some claims can be made up to 4 years aftr the incident.
You may have sold the property or be in different circumstances, how does it pan out.......are you still covered.

[ashburnham]

Most buy to let insurance policy's have a certain amount of liability cover.
I was wondering how it works when a tenant moves out of a property and decides to sue a couple of years down the line.
I understand that some claims can be made up to 4 years aftr the incident.
You may have sold the property or be in different circumstances, how does it pan out.......are you still covered.

Most insurers will have some kind of time limit in which a claim must be reported but this is usually based upon the claimant becoming aware of it rather than the incident actually happening.

With any insurance, you are getting cover for a specific period of time. Even after a policy expires, you are still covered for that period of time even though it is now in the past.

In terms of you being the claimee, as long as you have acted appropriately within the insurer's terms (i.e. reported to them any incident that you are aware of whether a claim is being made or not) then you need not worry however far down the line you are.

In terms of you being a claimant, I would worry about leaving a claim this long. The insurer will certainly query why it has taken, for example, 4 years to report it. If there is no valid reason why it has taken this long then it will raise suspisions as to the validity of the claim and will make it very difficult for the claimant.

[quarterday]

Always ask for access and trace as well as non invalidation extension on an investment property insurance policy.

[Gordon999]

I'm about to start trawling for a cheaper quote as mine's up for renewal at the end of the month. I'm after just buildings insurance, and I'm currently with Zurich.


Just wondered if anyone had done it recently and already separated the wheat from the chaff? Any recommendations?

Sometimes the cheapest companies don't pay up to claims.

[SALL]

Can someone recommend a company for LL building insurance? I’m not really looking for rent guarantee, just basic cover for the building.

[jeffrey]

Use a 'price-comparison' website. Are you wanting to insure a house, a flat, or a block of flats?

[quarterday]

i would not recommend using a price comparison website as they are not set up for the needs of residential landlords, especially so where the risk to be insured amounts to a small block of flats. You are better off going to a specialist insurance broker who is acutely familiar with the needs of those in the property investment sector. I have found Stride Limited to be competent helpful and cost effective

[Gordon999]

Can someone recommend a company for LL building insurance? I’m not really looking for rent guarantee, just basic cover for the building.

For block of flats, get a quote from : http://www.residentsline.co.uk/

[jeffrey]

For block of flats, get a quote from : http://www.residentsline.co.uk/
Yes. I've used them- part of Aviva- and found them very helpful indeed.

[SALL]

It’s a freehold semi detached house. Sorry I didn't clarify before.

[Zander01]

In the past few years the premiums on landlord insurance have been raised this is because of the natural calamities that are happening. Insurance agencies are increasing the premium so that they can cover all the damages that might happen. Global recession has also affected the insurance premium prices.

[Gordon999]

And try Sainsbury supermarket (on line ) for Landlord insurance

[mind the gap]

I have found Endsleigh Landlord's Insurance good value.

[Gordon999]

SALL,

Can you advise what town you are located and what prices were quoted by different insurance agents ?

[MDC]

I use Alan Boswell Group and find them reasonable.

[Twohoots]

Any good ones out there? (Landlords buildings insurance)

[beepbeep]

I am currently seeking a new insurance provider as I am far from happy with my current one. The policy is due to end this month.

I pay monthly to the current insurer and can only do this for the next year due to the current state of finances in the company pot. (totally wiped out as I am paying for new flat roofs to all ten blocks after storm damage was wrote off by wear and tear courtesy of AXA).

I have ten blocks of three storey flats, currently insured for buildings with 'all risks'.

Any offers of a quote or recommendations from a reliable insurer would be most appreciated.

The flats are leasehold, I act as manager/company director.

[Twohoots]

I've got my DH sorting out the Insurance - (since I've done just about everything else:rolleyes:) and he reckons he has been unable to sort it yet because the property is unoccupied. They won't insure it until there is a tenant. Is this correct or is he having me on?

[Mrs Mug]

They won't insure it until there is a tenant. Is this correct or is he having me on?

I don't know, but I insured my property a month before I owned it, as the owners insurance was about to run out. I use this company.

http://peacockinsurance.co.uk/landlord-insurance.aspx?id=100&policyType=5&isNewQuote=true&ForceSource=21

[jeffrey]

No insurer covers against wear/tear, only against damage caused by an insured risk- so was the flat roof worn/torn by passage of time only?

[beepbeep]

No insurer covers against wear/tear, only against damage caused by an insured risk- so was the flat roof worn/torn by passage of time only?

Nope, had regular inspections and maintenance carried out when anything fell/failed on the roof. No wear and tear in July 2009, that was the opinion of the last roofer who gave me a free survey, he was looking for work and couldn't find any.

My loss adjuster and two roofing firms have confirmed that the snow/ice caused the damage. They are covered under storm damage on the 'all risks' section of the policy. But AXA won't play, that's why they are saying it's wear and tear.

[paulb67]

Residentsline have an interest free instalment facility with Aviva.

The Stewart Alexander link above is wrong. Try

www.bluefingroup.co.uk

Stuart Alexander (correct spelling) are now part of Bluefin who are currently owned by AXA!

[paulb67]

Hi BeepBeep

Something doesn't add up here, but as a general forum it may be difficult for you to provide more specific information. You may have already tried these things but I would suggest:-

Sending AXA the 2 roofer reports you have. Your loss adjuster should be fighting your corner as I take it from your post that you appointed them and not AXA.

If you can also show when the roof was installed and demonstrate that you have had the roof maintained it will help.

If the policy was arranged via a broker, get them involved.

Get a clear written confirmation from AXA as to the reason for repudiation of your claim. For AXA to conclude that it was wear and tear in contradiction to your own roofing reports, they must be basing their opinion on something.

If still unhappy with the AXA decision send a written complaint to the broker or insurer if arranged direct. There's a complaints procedure that they are obliged to follow.

If you still disagree, try the Financial Ombudsman Service.

www.financial-ombudsman.org.uk

You may also like to seek legal advice. The AXA policy may include a free legal helpline. You may even have legal expenses insurance (check it covers insurance disputes, most will but they don't cover dipsutes over how much the insurer will pay - quantum).

Flat roofs in themselves are still insurable, even with AXA. Was this information disclosed to AXA. Was there any flat roof warranty on the policy. Did you comply.

AXA are slow in dealing with claims but are getting better.

Good Luck

[beepbeep]

Hi BeepBeep

Something doesn't add up here, but as a general forum it may be difficult for you to provide more specific information. You may have already tried these things but I would suggest:-

Sending AXA the 2 roofer reports you have. Your loss adjuster should be fighting your corner as I take it from your post that you appointed them and not AXA.

If you can also show when the roof was installed and demonstrate that you have had the roof maintained it will help.

If the policy was arranged via a broker, get them involved.

Get a clear written confirmation from AXA as to the reason for repudiation of your claim. For AXA to conclude that it was wear and tear in contradiction to your own roofing reports, they must be basing their opinion on something.

If still unhappy with the AXA decision send a written complaint to the broker or insurer if arranged direct. There's a complaints procedure that they are obliged to follow.

If you still disagree, try the Financial Ombudsman Service.

You may also like to seek legal advice. The AXA policy may include a free legal helpline. You may even have legal expenses insurance (check it covers insurance disputes, most will but they don't cover dipsutes over how much the insurer will pay - quantum).

Flat roofs in themselves are still insurable, even with AXA. Was this information disclosed to AXA. Was there any flat roof warranty on the policy. Did you comply.

AXA are slow in dealing with claims but are getting better.

Good Luck

I intially sent them a quote for the new roofs with a report outlining how the damage was caused by two roofing firms who agreed storm damage from the snow and ice. They sent out a loss adjuster who didn't view the roofs, just looked around the place and wrote the whole lot off for wear and tear. That's when i first disagreed and sent them two previous inspection reports saying the roofs were fine, along with two different invoices for repair work undertaken (to prove they have been maintained and inspected regularly). They then sent the loss adjuster back to view the roofs, in the meantime, I got my own loss adjuster and have his report ready to send with the complaint. As expected, their loss adjuster just reinterated the so called wear and tear, couldn't do this for the new roof, so wrote that one off as a bad repair job! I now have a qualified surveyer coming this week before the final roofs are covered. Then it's all going into my complaint and thru the process..........no doubt all the way to the Ombudsman. I think I've covered everything except the actual age of the roofs, which no one knows as most of the residents are elderly and have given me completely different dates of renewal, some dates before the building was even built!! (New build in 1970, then roofs were all completely replaced sometime between then and 5 yrs ago when I moved in). Sorry for the long winded reply and thanks for your suggestions.

[jogonchief]

Hello
We are a small RTM company (2 flats) and we will soon need to renew the buildings insurance, which has previously always been arranged by the freeholders management company. We have approached a couple potential insurers, but they dant want to insure the building (one comapny said they only deal with large blocks of flats and one said they will only deal with a broker!?!).
Can anyone tell us which companies might be prepared to insure our property.
Thanks in advance.

[SALL]

Can anyone recommend a company for LL insurance? The property is a freehold 3 bedroom semi detached house.

[slowfastcars]

Here's a list of reputable landlord home insurance companies and providers, and their phone numbers. They're all pretty competative, and its worth shopping around for the best quote.

Endsleigh.......0800 028 3571

Direct Line......0845 370 4237

More Than......0800 294 2416

Quoteline.......0870 066 7500

Tesco............0800 300 9900

NatWest........0800 051 0562

hope this helps :)

[westminster]

I use http://www.simplybusiness.co.uk/

No complaints (so far).

You get a range of quotes from different insurers to choose from. I found a lot of insurers like More Than won't let you opt out of buildings insurance (which is useless if you want LL's insurance for a flat).

[SaraN]

Tescos stopped doing this late 2009
DirectLine are hopeless

Where should I go - am only really letting for a year till my daughter moves in - though she will have sharers so isuppose it will still need insurance

[ashburnham]

am only really letting for a year till my daughter moves in - though she will have sharers so isuppose it will still need insurance

You should always have buildings insurance regardless of who the property is occupied by. Most landlords buildings insurers should be able to cover both scenarios so it would just be a case of informing them of the change of tenant as and when it happens but check this before you take out the cover.

[jayneypo]

Hey,

I currently insure my properties through a broker...but I am unhappy with the prices, can anyone recommend a new company for me to try?

Cheers
Jayne

[jeffrey]

I currently insure my properties through a broker...but I am unhappy with the prices, can anyone recommend a new company for me to try?
Much too vague! Are they houses, blocks of flats, individual flats, commercial properties, or what else?

[anna63]

Hi

Can anyone recommed any good, reasonable buy to let insurance providers?thanks

[ashburnham]

It seems recently there has been an increase in users asking for recommendations for landlord insurance providers. It seems that this vague question just generates a list of random insurers with random opinions on them and doesn't really help in any way. It also encourages spam and advertising so I thought I'd write this message to help anyone visiting this forum and thinking of asking the same question.

If you are quite simply looking for a list of reputable and competitive landlord insurance providers then visit the LandlordZone Insurance Directory (http://www.landlordzone.co.uk/dir/insurance-directory.htm) where you will find a comprehensive list of insurance providers. These are obviously not specific recommendations but all are reputable companies who by advertising here help fund the LandlordZONE website operation. Providing them with your custom will continue this vital advertising revenue.

If you have a question about a specific problem you are having with obtaining insurance, maybe you are having problems insuring a property with a subsidence history, HMO properties, commercial property or Housing Benefit tenants, then feel free to start a new thread to ask for suggestions. Also if you want more information about a specific insurer or maybe ask about experiences people have had with them then a new thread is also fine.

I hope no one takes offence to this thread but I feel that users who simply ask for Landlord Insurance Recommendations are just given a list of names and numbers of companies (good and bad) when maybe we should be pointing them in the direction of the insurance directory which might help the reputable companies and LandlordZONE (where all the same companies are listed anyway).

[AndyJohnson]

does anyone know any cheap insurers/ brokers for residential properties bought via companies?

i've looked on moneysupermarket, but i think the only offer residential quotes

[simmy40]

Money Supermarket do Landlords Insurance - just hover over the Insurance Tab and Landlord Insurance appears in the drop down box.

Remember to look through the Landlord Zone Directory too.

[ashburnham]

Please see the post dated 09-06-2010 at the bottom of the announcements page found here (http://www.landlordzone.co.uk/forums/announcement.php?f=6) entitled "Recommended Insurance Providers for Landlords".

[barretts]

I had insurance through Homelet but I changed bank and forgot to change the standing order. Therefore it was cancelled.

I have had to claim twice in the last couple of years as the building in quite a rough area and has been broken into and damaged. Both claims equalled around 11000.

I now cannot find anyone to insure the place? Can anyone help with an understanding insurance company.

[quarterday]

There are specialist policies for adverse claims history, and for those who have had insurance proposals declined for various reasons which might include having failed to disclose adverse claim history. I cant recommend them, because I have no direct experience but try Quoterack; and as soon as you can, having clocked up a few claim free years, get back in the mainstream!

[Paul UK]

Surely one of the online companies would insure it?

[Paul UK]

Have you tried the original company you were insured with?

[leaseholdanswers]

Try alexander bonhill in london (speak to Stuart), or Deacon see web site. Both are specialist block insurers, and contact the Association of British Insurers who might point you in the right direction.

[Tabskitten]

Had a quote for £250 for building insurance which is with landlords insurance for a 2 bed flat in Bristol with CIA insurance
Can anyone advise me if this is reasonable and if not whoni should go with?
Thais for any advise!
Tabs

[Snorkerz]

Bit difficult to judge as different areas cost different amounts. Have you had more than one quote?

FWIW, my small 3 bed house costs much more - but it is in a different area.

[simmy40]

Have a look in the Landlord Zone Directory for a selection of insurers. Shop around, get a few quotes then you will be able to see how your original quote compares.

[Tabskitten]

That was the best quote after a bit of shopping about, it is in the eastville area, a block of flats........

[Shortia]

plenty of companies out there but which in your opinion is the best?

[Moderator1]

Many threads on the same topic have been merged here.

[ashburnham]

plenty of companies out there but which in your opinion is the best?

How longs a piece of string? When you ask best, what do you mean? Best claims handling, best cover provided, best price, best dressed staff?!

Even if you were to be more specific, every member on here has their own opinions. There is nothing wrong with any of these opinions but you are likely just to get a barrage of differing views on different companies which probably won't help you decide who is "best".

Please see the announcement at the top of the insurance questions forum:

Recommended Insurance Providers for Landlords (http://www.landlordzone.co.uk/forums/announcement.php?f=6)