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TheMagazine For Apartment Living
£4.50 Issue103 /2019
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Why security should be seen as an investment
ISSUE 103 OCTOBER 129 Finchley Road, London NW3 6HY Tel 0203 538 8875 enquiries@newsontheblock.com www.newsontheblock.com Founder and Director Nicolas Shulman - nic@newsontheblock.com Publishing & Events Director Louise Newton - louise@newsontheblock.com Advertising Nik Trevillion - nikt@newsontheblock.com Production & Editorial Vikki Morlang - vikki@newsontheblock.com Events Charlotte Benton-Hughes - charlottebh@newsontheblock.com Design H. Ezgi Ece ISSN 1476-766X NewsontheBlock ispublishedbyProperty InkLtd.©AllRightsReserved.Nopartofthis publicationmaybereproducedorused in wholeor inpartwithoutpriorpermission in writingfromadirectorofProperty InkLtd. Everycare istakenwithartworkandfilm submittedforpublication.However,Property InkLtdcannotbeheldresponsibleforany lossordamages incurred.Materialcontained inthismagazine isforgeneral information onlyand isnot intendedtoberelieduponby individualreaders inmakingorrefrainingfrom makinganyspecificcommercialor investment decision.Appropriate independentadvice shouldbeobtainedbeforemakinganysuch decisions.Theopinionsexpressed inthe articlesarestrictlythoseoftheauthors.We reservetherighttopublishandeditany letters. Wecannotacceptresponsibilityforunsolicited manuscriptsandphotographs.Allpricesand offerscorrectattimeofgoingtopressbut subjecttochange.Property InkLtddoesnot acceptany liabilityforany losssufferedby anyoneasaresultofusingthismagazine. Prop Tech & Security Latestupdatesandallyouneed toknow tostayahead The recipe for the perfect major works
QUESTION Can you advise if our buildings insurance would cover damage due to ingress of water and cost of subsequent internal repairs? This has occurred last weekend due to an exceptional rainstorm and driving winds penetrating areas of brickwork adjoining window frames and lintels. If a claim was allowed by the insurance company would this be made by our property management company? We have our own right-to-manage company with appointed director residents. ANSWER This will depend on your insurance provider and the terms of the policy in place at the time the damage occurs, so I can only speak for Deacon, and our approach in similar circumstances. In my experience, this type of claim is likely to fall under one of two classifications. Storm damage, which would normally mean that wind speeds often referred to as “storm peril” by insurers and brokers, usually means the policy will cover both internal and external damage to the property. If, on the other hand, the external damage has not been caused by storm-strength winds, then it is unlikely that any external damage will be covered by the policy – but it may still cover internal damage. of 55mph or more have been recorded. This type of claim,
For example, where damage is caused by the ingress of water resulting from bad weather, even where any winds recorded were less than 55mph. In these circumstances, it’s likely the internal damage would be covered by what brokers and insurers refer to as the policy’s “accidental damage peril” (subject to any exclusions set out in the policy). Registering and processing a claim will depend on your current set up. If your property is managed by an agent, you may find that their service agreement includes reporting and managing any insurance claims on your behalf with the broker or insurer. Alternatively, if no such arrangements are in place, then a claim is usually registered by the freeholder, landlord or leaseholder, who may nor may not be the director of a resident management or right-to-manage company. Arranging buildings insurance for flats and making a claim can be complex, particularly when multiple flats are involved, and I hope I’ve helped answer your questions. Luke Tarlton is claims team manager at Deacon QUESTION I have lived in my private rented flat for five years. My landlord has now advised there will be a new no pets policy, meaning I will have to re-house my dog who I have had for six
years. It was agreed at that time with the landlord that I would move in with my dog. Is this correct? I do not want to move home, but I also cannot imagine having to lose my dog! ANSWER There are two contractual areas for consideration here when providing a response. Your landlord and the freeholder will have contractual obligations with their lease, and you will have contractual obligations with your landlord as part of your assured shorthold tenancy. It is unclear why a “no pet policy” has been introduced at this time during your tenancy. I would try to ascertain: a) whether pets were never permitted as per the terms of the lease or b) whether the freeholder has changed the policy on pets or c) whether your landlord changed their mind on permitting pets into their property. The lease will contain either: (i) a “no pets” restriction clause; or (ii) reference to obtaining prior consent before you can keep a pet; or (iii) be silent on pets in the property. A typical clause in the lease may read along the lines of: “not to keep any bird, dog or other animal in the Demised Premises without the previous consent in writing of the Lessor…such consent to be revocable by notice in writing at any time on complaint of any nuisance or annoyance being caused to any owner tenant or occupier of any other flat in the
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