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    • look up on land registry who owns the property then get in contact with your local environmental heath dept.   dx  
    • Hello all,   I have recently moved into a new property. The bedroom window is facing a bunch of commercial crates which have trash on top of them. The trash is maybe two metres away from the window, making it impossible for the window to be open (I am also afraid of rats being there).   The other windows of the property are facing a communal, enclosed area, which is making it difficult for the property to be properly ventilated. I have already raised this issue with my estate agency and they are trying do to something about it (to be honest, if I leave everything to them, this issue won't be solved until my tenancy is finished, and that is more than one year away).   I am asking for advice, or how could I approach this issue.   I have spoken to my council and, since they do not deal in private property, there is nothing they can do, at least this is what they have told me.   The property with the trash is not owned by my landlord. It is an open space, with big crates, closed off by a fence. If I could, I would climb those crates and remove the trash myself but I cannot. I also cannot climb out the window to reach the trash, as the window is too small.   At times, I see a car in that property but I have never seen the driver. I left a note in the car's window explaining the issue and giving my number. This was around a week ago and nobody came back to me.   
    • Hi   First off ALL Tenants need to re report all the different repairs again via their repairs procedure. Yes its good to get a list of all properties repairs with photo/video evidence signed by all property tenants but you all need to fight this individually as well as a group.   Next you all need to look up your rights on Repair i.e. The Right to Repair Scheme and also their Complaints Procedure.   http://www.legislation.gov.uk/uksi/1994/133/made   https://england.shelter.org.uk/housing_advice/repairs/right_to_repair_for_council_tenants   All Tenants need to take control back with these repair and ask in writing titling any letter 'FORMAL COMPLAINT' and stating the repair and why it hasn't been carried out to date and an exact date when it will be completed.   You also require clarification whether these Repairs come under the Right to Repair Scheme and if so why we were never informed of this. (delete or amend)   You also require copies of the following:   Right to Repair Scheme Policy (Not the Leaflet Repair and Maintenance Policy (Not the Leaflet) Solar Panel Policy (Not the Leaflet) Complaints Policy (Not the Leaflet) Equality & Diversity Policy (Not the Leaflet) When you get the above policies you need to take your time reading them and just think to yourself 'DID THEY DO THAT' in relation to your issue and if not mark it this way you build a list of what they haven't done/followed as per there own Policies and use it against them.   They will have time limits to complete repairs within for Emergency, Urgent, Routine repairs and if they exceed that time limit and need to extend it remember it is with you the tenants agreement not them telling you and tough you can wait.   (bear in mind any repairs during COVID-19 the time limits are now different and most routine repairs are stopped)  
    • I was on UC in late March, and recently received some quite non-committal message that the commitments would be returning, but no indication when.     If I remember correctly the expectation was that we could find at least one job per day to which to apply, or some such nonsense.   Given that the government can only guess how many workplaces will be safe :  1) to commute to/from at the time of job application; 2) to work in at the time of job application;    3) to commute to/from at the date of starting a job ; 4) to work in at the date of starting a job,  5) to commute to/from at the date permanent WFH is dropped; 6) to work in at the date permanent WFH is dropped,    and given that we have lost 20% of our economy, I fail to see how they can both reasonably and immediately mandate any minimum figure of jobs we must apply for whilst this virus just killed over 135 people in the UK (stats released today).  That is only down from 155 last week, and about 175 a fortnight back.   At this rate it will be another 7 weeks MINIMUM before the mortality rate is zero - if it ever reaches zero before the inevitable second wave.  
    • who has sent this 'letter of claim' come from and doe sit mention the pre action protocol and include a separate response pack? 
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    • Hi,  
      I was in Sainsbury’s today and did scan and shop.
      I arrived in after a busy day at work and immediately got distracted by the clothes.
       
      I put a few things in my trolley and then did a shop.
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      I did and they took me upstairs.
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      I know its unacceptable but I was distracted and Initially hadn’t really planned to use scan and shop.
       
      No excuse.
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Hi

 

Recently had a house flood due to flash floods and overflowing sewers, approx a foot deep throught the entire ground floor of my house!

 

I've got a few questions, if anyone could shed any light on any of these I'd much appreciate it!!

 

1)My kitchen units are damaged, loss adjuster has agreed to have them replaced but only the damaged ones i.e the base units. I don't want to be left with a mis match of units, and don't feel i should be as it's not what I have now. Does anyone have any experience in anything like this?

 

2)The insurance company are going to rent a house for us until we can move back into the house, which is good of them, but...in the meantime they have said they would provide an allowance for the time we are haveing to spend on friends sofas etc...any idea how much this is likley to be?

 

And lasty..., some of my neighbours who also got flooded have had any electrical appliances that got even the litlest bit wet, even just the plugs, even if they still work, replaced. Tv's, fridge freezers, washing machines. Does anyone know if this is common practice?

 

 

At a stressfull time (with a 3 week old baby too!) some info on these subjects would put my mind at ease that the insurance company aren't trying to rip me off and are paying out everything that they should do, and that they are paying to others without being pushed.

 

One last thing...should I just accpect what the loss adjusters say, or should I challenge it if I feel it is unfair - and will it get me anywhere? Are they open to neogotiation?

 

Thanks to anyone who reads this!!:)

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Hi blueduck,

1) This depends on the policy, typically it would be 50% contribution towards non damaged cupboards. The policy may have a "Matching Item Clause" where stipulates they will pay nothing towards them - discuss this with the Loss Adjuster dealing.

2) Normal pricing is £10 per adult per day for when the property doesn't have cooking facility so most likely above this seeing as you are having to sleep elsewhere but again discuss with L/A.

3) Normal practice is that the Insurance Company would only replace items that are beyond economical repair. They would seek to repair the rest of items plus confirm they are safe for use.

4) L/A's will negotiate pricing on the Insurance Companies behalf. If you are not happy with their offer, challenge it. If that fails and you feel it is justified to complain then do just that, complain - ensure it is in writing.

 

Hope this helps!

 

Best regards,

 

Andy

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Thanks Andy, thats really helpful. I've always got the feeling that the loss adjuster is probably getting a bonus for the amount of money that he saves the insurance company

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Thanks Andy, thats really helpful. I've always got the feeling that the loss adjuster is probably getting a bonus for the amount of money that he saves the insurance company

 

Fortunately, I don't think that's true. Loss adjusters are supposed to be impartial and independent. They are not usually direct employees of insurance companies - they are usually employed by specialist loss adjusting companies. They may work on behalf of several insurance companies. The loss adjusting company is paid for its services by the insurance companies, and then the individual loss adjusters are paid an annual salary by the loss adjusting company. So they are not paid directly by the insurance companies. I think that if a bonus was paid, this would cause a conflict of interest.

 

When you say your neighbours have been paid for things that you haven't, are they all with the same landlord as you (if you live in a rented house)? Is there a block buildings insurance policy covering all the houses in the street, or did you buy your own policy? If it's a block policy, then you should be treated consistently with your neighbours and the terms and conditions should be the same. If you bought your policy yourself then there's a strong possibility your policy is underwritten by a different insurer than your neighbours, in which case the terms and conditions may be different.

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I agree with LemonTwist.

 

With regard to an L/A getting a bonus from "adjusting" the loss, this is misconception from the wrongly titled name. The name should be Loss Assessor. A Loss Adjusting firm is paid per hour for their services. Although they maybe expensive to use, they can handle all aspects of a claim (i.e Legal, Recovery (Subrogation), Fraud etc.) and thus end up being more beneficial then training and putting a whole claims unit through courses (i.e. CII and ACII).

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There's an easy to way to remember this:

 

Loss assessors work for the insured because they're asses.

 

Yep! That's what insurers think of us.


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I've now spoke to a friend who claims to previously have a loss assesor as a next door neighbour. He confirmed my thoughts about them being paid bonuses for keeping the payouts below a certain threshold. He was often quite smug about his tactics which he used to keep the claims as low as possible. Obviously you can't tarnish all LA's with this type of behaviour but where there is money involved.....

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