JKD Posted June 2 Report Share Posted June 2 48 minutes ago, harrycatcat1 said: Text that I woke up to when I turned my phone on. "Hi. Tried calling but your phone off. Have had flood in bathroom at 2.30am. Need electrician plumber and you to come round urgently please. Turned water off. Electric off. Water has come through from landing down into lounge." "Hello K&&& I am on holiday until tomorrow afternoon but I will pass you the plumbers number to ring have a look if you haven't got it." "The carpet is soaking. Electrics need checking for safety. I have plumber number but its really your responsibility to help sort this out" "What do you want me to do when I'm in Spain? If plumber can't get or he's busy I will see if Steve can help" Is there any wonder I'm sick to death of renting houses out. I'm fed up of all the excreta. Feel sorry for you ! My advice is to always be nice and helpful,,,, it'll appease the tenant and help your case in any disputes. I do domestic insurance claim repairs for all my work and often walk into confrontational situations. I nearly always [99% of the time] finish the job with the policy holders being very happy with my work and the advice I pass on to them. Almost end up being 'mates/friends' 😆 Don't tell my boss,,,, he thinks all policy holders are [insert very rude word for ladyparts] !!! In my experience they're not ! 🤣 Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 2 Author Report Share Posted June 2 1 hour ago, JKD said: Feel sorry for you ! My advice is to always be nice and helpful,,,, it'll appease the tenant and help your case in any disputes. I do domestic insurance claim repairs for all my work and often walk into confrontational situations. I nearly always [99% of the time] finish the job with the policy holders being very happy with my work and the advice I pass on to them. Almost end up being 'mates/friends' 😆 Don't tell my boss,,,, he thinks all policy holders are [insert very rude word for ladyparts] !!! In my experience they're not ! 🤣 I always try to help the tenants the best I can but been at it it 40+ years renting houses out and just fed up with it now. I think its this tenants manner that winds folk up. Quote Link to comment Share on other sites More sharing options...
steve1066 Posted June 2 Report Share Posted June 2 2 hours ago, harrycatcat1 said: Text that I woke up to when I turned my phone on. "Hi. Tried calling but your phone off. Have had flood in bathroom at 2.30am. Need electrician plumber and you to come round urgently please. Turned water off. Electric off. Water has come through from landing down into lounge." "Hello K&&& I am on holiday until tomorrow afternoon but I will pass you the plumbers number to ring have a look if you haven't got it." "The carpet is soaking. Electrics need checking for safety. I have plumber number but its really your responsibility to help sort this out" "What do you want me to do when I'm in Spain? If plumber can't get or he's busy I will see if Steve can help" Is there any wonder I'm sick to death of renting houses out. I'm fed up of all the excreta. If ifs not your fault, then tell her to go elsewhere, doesn’t sound the nicest of people anyway. As for the cistern it doesn’t matter how it happened, its just one of those things or the existing tenant has caused it. Either way you have nothing to worry about. Thank god. Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 2 Author Report Share Posted June 2 I went to see the tenant today and I am not convinced that she has done anything deliberately to cause this situation but I can't work out how it happened. Perhaps somethings in life can never be explained. There are no screws in the cistern to the wall it looks like it's been siliconed to the wall. I have to admit it would benefit from a new bathroom. The ceiling is not looking good and the carpets are sodden. I asked if she was claiming on her contents insurance and she said only a small rug of hers was wet so not worth it. Nothing of hers was damaged. I will be ringing the insurance tomorrow morning. Quote Link to comment Share on other sites More sharing options...
marsh man Posted June 2 Report Share Posted June 2 Have that cistern ever been exposed to frost ? , these sort of things happen from time to time , did any water get into any electrics , if so they might have to inspected to be on the safe side and part of that ceiling might have to be replaced and re plastered , if you are going to claim then make sure you claim enough , after all that is what you pay insurance for . MM Quote Link to comment Share on other sites More sharing options...
JKD Posted June 2 Report Share Posted June 2 I still reckon that the lid was thumped on the RHS, pushing into the cracked side. Only explanation in my eyes 🤓 Whatever the cause, water damage is quite destructive isn't it ? The things I've seen,,,, you've got off pretty lightly TBH 😉 Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 2 Author Report Share Posted June 2 30 minutes ago, JKD said: I still reckon that the lid was thumped on the RHS, pushing into the cracked side. Only explanation in my eyes 🤓 Whatever the cause, water damage is quite destructive isn't it ? The things I've seen,,,, you've got off pretty lightly TBH 😉 I have stopped trying to work it out what has happened tbh because I will never know for sure. Its just another headache I don't need 😉😉👍👍 Next hassle will be the insurance company 🙄 Quote Link to comment Share on other sites More sharing options...
Penelope Posted June 3 Report Share Posted June 3 On 02/06/2024 at 07:13, TIGHTCHOKE said: I will hazard a guess and offer that the tenant has stood on it while reaching up for a cobweb or something similar. My thoughts, too. It's been stood on. Quote Link to comment Share on other sites More sharing options...
Penelope Posted June 3 Report Share Posted June 3 17 hours ago, JKD said: water damage is quite destructive isn't it ? The things I've seen,,,, you've got off pretty lightly TBH 😉 Isn't it just. Had an overnight flood in a building in the City of London that I managed; £3m insurance claim and the building closed to tenants for 4 months. Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 3 Author Report Share Posted June 3 Carpets up this morning, the insurance person on the phone was ******* useless. "Shall we take the carpets up because they are soaked, starting to stink and the tenant has to live there?" "The computer says nooooo, wait till you have filled in the email we will send you in a few days, we will reply and tell you what you can doooo" (in an Essex accent) Quote Link to comment Share on other sites More sharing options...
JKD Posted June 3 Report Share Posted June 3 1 hour ago, harrycatcat1 said: Carpets up this morning, the insurance person on the phone was ******* useless. "Shall we take the carpets up because they are soaked, starting to stink and the tenant has to live there?" "The computer says nooooo, wait till you have filled in the email we will send you in a few days, we will reply and tell you what you can doooo" (in an Essex accent) Ring them up and email every day. If you don't push it along, the insurance company will drag it out a tad !!! Write things down on a notepad,,,, ie, keep a diary,,,, names, company name, date and time, topic/theme of conversation, visits. Straight away get the department leader's name, so you know who to contact when you're not happy with things. Try to do things [without going overboard] to assist the drying process,,,, after all, it is your property ! Take lots of photos and keep all receipts for anything you buy due to the claim. Hope I'm not teaching you how to suck eggs 😉 Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 3 Author Report Share Posted June 3 1 hour ago, JKD said: Ring them up and email every day. If you don't push it along, the insurance company will drag it out a tad !!! Write things down on a notepad,,,, ie, keep a diary,,,, names, company name, date and time, topic/theme of conversation, visits. Straight away get the department leader's name, so you know who to contact when you're not happy with things. Try to do things [without going overboard] to assist the drying process,,,, after all, it is your property ! Take lots of photos and keep all receipts for anything you buy due to the claim. Hope I'm not teaching you how to suck eggs 😉 All good advice thanks 😉😉😉👍👍👍 Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 4 Author Report Share Posted June 4 Is there any wonder I'm sick to death of renting houses out. Quote Link to comment Share on other sites More sharing options...
JKD Posted June 4 Report Share Posted June 4 34 minutes ago, harrycatcat1 said: Is there any wonder I'm sick to death of renting houses out. WOW !!! She [Kate Somersby 🤭] needs to be told, very nicely of course, how things work and the process of an insurance claim. Firstly, in this instance, there is no blame on yourself,,,, obviously 🤓 Good luck 👍 Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 5 Author Report Share Posted June 5 10 hours ago, JKD said: WOW !!! She [Kate Somersby 🤭] needs to be told, very nicely of course, how things work and the process of an insurance claim. Firstly, in this instance, there is no blame on yourself,,,, obviously 🤓 Good luck 👍 I try to be reasonable with her but my Mrs and my daughter are getting fed up of her and want to evict her and sell it. Quote Link to comment Share on other sites More sharing options...
TIGHTCHOKE Posted June 5 Report Share Posted June 5 (edited) Fixture failure, WOW.......................seems more investigation needed in to the mysterious cistern crack at 02:30 Oh and perhaps she could investigate what CONTENTS INSURANCE is for......... Edited June 5 by TIGHTCHOKE Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 5 Author Report Share Posted June 5 18 minutes ago, TIGHTCHOKE said: Fixture failure, WOW.......................seems more investigation needed in to the mysterious cistern crack at 02:30 Oh and perhaps she could investigate what CONTENTS INSURANCE is for......... She really does my head in, she seems to be so awkward 😳 is it me or is she just being obstructive? "Hi Have spoken to insurers. Would not be able to claim. Accidental damage to carpet was due to escape of water from toilet fitting in bathroom which comes under landlords responsibility. I was not responsible for the toilet failure/leak and carpet belongs to you/the house so liability isnt mine I'm afraid." (I then sent her a screenshot from Google that says carpets are normally covered by contents insurance) "Sorry. I know that but I am not liable as leak was due to age/failure of building installation and carpet is yours. I can't claim. They said liability is yours." Quote Link to comment Share on other sites More sharing options...
Yellow Bear Posted June 5 Report Share Posted June 5 I would suggest that she may well have fallen on it when she came home from a Saturday night out peed as a ****. Quote Link to comment Share on other sites More sharing options...
JKD Posted June 5 Report Share Posted June 5 53 minutes ago, harrycatcat1 said: She really does my head in, she seems to be so awkward 😳 is it me or is she just being obstructive? "Hi Have spoken to insurers. Would not be able to claim. Accidental damage to carpet was due to escape of water from toilet fitting in bathroom which comes under landlords responsibility. I was not responsible for the toilet failure/leak and carpet belongs to you/the house so liability isnt mine I'm afraid." (I then sent her a screenshot from Google that says carpets are normally covered by contents insurance) "Sorry. I know that but I am not liable as leak was due to age/failure of building installation and carpet is yours. I can't claim. They said liability is yours." Do you not have your own contents insurance for that property ? Thought that would have been a necessity on a rental ? You need a meeting on site between you, her and the insurance assessor, who will explain things to her. Quote Link to comment Share on other sites More sharing options...
Stonepark Posted June 5 Report Share Posted June 5 Does the lease have a condition that the tenant insure the landlords fittings and fixtures? If the property was let with carpets, these are landlords fittings and would normally fall under landlords insurance, unless there is a specific provision in the lease saying otherwise. Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 6 Author Report Share Posted June 6 9 hours ago, JKD said: Do you not have your own contents insurance for that property ? Thought that would have been a necessity on a rental ? You need a meeting on site between you, her and the insurance assessor, who will explain things to her. Insurance assessor won't come out, never had contents insurance that's normally, as i thought, the tenants responsibility. Quote Link to comment Share on other sites More sharing options...
oldypigeonpopper Posted June 6 Report Share Posted June 6 Hello, i would have thought the Toilet would come as a fixture and fittings on the Building insurance for the property owner and tenants get their own contents insurance, Quote Link to comment Share on other sites More sharing options...
harrycatcat1 Posted June 6 Author Report Share Posted June 6 9 hours ago, Stonepark said: Does the lease have a condition that the tenant insure the landlords fittings and fixtures? If the property was let with carpets, these are landlords fittings and would normally fall under landlords insurance, unless there is a specific provision in the lease saying otherwise. Quote Link to comment Share on other sites More sharing options...
Bobba Posted June 6 Report Share Posted June 6 On 05/06/2024 at 07:07, harrycatcat1 said: I try to be reasonable with her but my Mrs and my daughter are getting fed up of her and want to evict her and sell it. Section 21 Notice ? Quote Link to comment Share on other sites More sharing options...
JKD Posted June 6 Report Share Posted June 6 1 hour ago, harrycatcat1 said: Insurance assessor won't come out, never had contents insurance that's normally, as i thought, the tenants responsibility. It can be confusing, but,,,,, this is why, especially when renting, you have to read all the T's and C's to cover both parties for any accidental eventuality 🙄 So basically, always think of the worst that could happen, cover that and if it doesn't happen,,,, happy days 👍🙂 Quote Link to comment Share on other sites More sharing options...
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