Leasehold flat; what extra insurance do I need ?

[Bel]

My flat is the only long leasehold flat in the building.The freeholder, a charitable housing association, arranges a block insurance for flats of the building. Bascially, my individual bit of the policy covers damage within the interior of my flat from whichever direction the source of the damage is The HA has made it clear that the insurance for my flat does not cover my damage to the flat below.

I guess the flat below may have a similar policy, but it is owned by the HA and rented to an assured tenant.

If a leak from my property damages the flat below, can the HA refuse to claim from their own policy and charge me in full for any remedial works, (the lease makes it clear I would be liable)?

So what insurance (if any, apart from contents) should I buy?

[jeffrey]

You cannot insure the building/flat as such; you already insure contents. What about Legal Expenses Insurance (add-on to latter)?

[leaseholdanswers]

We'll actually you can, as in this case and in the case where two storey maisonettes have seperate insurance for "top and bottom", in sofar as the lease requires him, or would be prudent to do. As an RSL they may only maintain a limited insurance cover and may choose to accept some perils without cover, such as a leak from fixed pipes drains etc and do not insure kitchen and bathroom installations. More importantly they often have a very high excess- I regularly see circa £30000.

1: Check your lease. The RSL will have set out in the lease what they must insure.

2. Make a written request under section 30A of the Landlord and Tenant Act 1985 for a summary of the policy and then exercise your right to inspect the policy and take a copy.

3: If their policy does not meet the lease then you should take legal advice to ensure that they amend the policy and insure. Your share of the premium may go up. If it falls short of normal obligations then speak to a specialist insurance broker or your mortgage lender for add ons to the contents or a bespoke policy.

This is not uncommon where flats are let on leases longer than 7 years but less than 21, and the tenant is responsible for wiring pipework kitchen and bathroom fittings etc, and council properties, although leaseholders are often unaware of the limited nature of the cover.

If the RSL is required under the lease to insure leaks from pipes inside individual flats then they have not choice but to allow you or the person to below to claim. However the excess might be quite high. The policy however might not cover you for acts of DIY, negligence, or as a result of natural wear and tear, as well as a host of exclusions see 2 above.