Should she or should she NOT call her Homeowners INSURANCE CLAIMS DEPT?

Question

Hi, I would like you opinion about a Friend of mine and if you think she should bother calling her Homeowners Insurance company. I will try to keep this short and relevant:

She lives in Washington DC, and lives in a 1920's era condo building and owns her place outright. The multi-floor building is operated by a property managment company. A couple of months back, there was a slow leak in the roof and the water filtered down into her unit, causing moderate damage over a period of time to the ceilings in the bath and kitchen, and causing things to fall off the plaster walls and ceilings, like the medicine cabinet fell out off the wall, the light fixture, the window sill in the bath fell apart, paint peeling from the walls and ceiling, large chunks of plaster fell from the ceiling as well as a moldy smell developed.

She alerted the Property Managment company at the first signs of trouble weeks ago, and they began to trace the source of the issue, they said that
Continued below..

...they would be responsible for repairs to her unit and that there was insurance to cover this and that there was no need for her to call her own insurance in on this. However, she has her own Homeowners policy, and she seems willing to accept that line of advice.

My gut feeling here is that there is no one looking out for her here, and she is too willing to accept the words of strangers who most likely do not have her best interest in mind. I feel that a second opinion is needed, and she needs someone with some clout to look after her job and make sure it is done to specs and done right.

So, am I being unreasonable here, or should she call in her own Insurance company on this?

Answer 1

Well, before putting this in to HER insurance carrier, she needs to put it in to teh Master Policy carrier. She needs to get estimates for repairs, and have her unit fixed, and submit copies of the bills to the master policy.

Whoever said 'we'll pay for everything' may or may not be in a position of power to actually cough up the dough. It's CRUCIAL to communicate with the property managemetn company in writing, and keep copies of everything - as well as asking for all RESPONSES to be in writing.

Give it a month with documentation, and THEN she can submit it.

Answer 2

That's a tricky one. What she should do is call her insurance company immediately and notify them of the ongoing problems while she waits for the mgmt company to do something. That way it's all on record and not after things get any worse. It's just notifying her insurance company, not lodging a claim yet. And she should take pics of the damage, time/date stamped, and log any future problems in case it goes to court. Paper trails are the way to go.

Now, in my opinion since she's with a condo assn, that leak that was not her fault, it's theirs. That's why she's paying dues monthly or yearly for repairs and maintenance. Her insurance company should be able to tell her the next course of action. It might escalate to court, but hopefully she won't have to file a claim, because then the the ins. company will want to talk to the condo assn and then there's subrogation and it will be a mess.

Anyway, tell her to take pics and keep a paper trail. Send anything to the mgmt company certified.

Answer 3

I would call my insurance company and get the repairs handled that way, my insurance company would have the facts and then go after the property managment company for reimbursement. I would not let the property managment co do any repairs as they may get the cheapist work possible. She may also want to get a lawyer because it does not sound like this company was doing what they were paid to do.

Answer 4

You're being unreasonable. Let the other insurer deal with this first. If they're willing to come in a do all repairs more power to them, save her insurance for when she really needs it. I'll trust someone ONCE, give them their shot; no response, file your own claim.

HO insurers HATE water claims, if she files she'll have a tough time changing insurers or insuring any other property for the next 3-5 years. Let another company take the hit.

Answer 5

It will not hurt her to contact her homeowners claim insurance to verify that, in the event her property management company didn't cover it, she would be covered.

However, it does make sense that the property management company would be responsible as the leak was in the roof (a common area so to speak) as opposed to in her apartment (e.g. if her tub over flowed because she forgot to turn off the water)

Her homeowners generally covers "her home" and contents -- but the roof of the building is not her property.

Answer 6

i agree with chloegirl...
usually the master policy will cover everything from the drywall out...the condo policy from the drywall in. either way it will get paid, even if the condo carrier subro's against the master policy..
that being said..how will the master policy respond since it doesnt appear to be a sudden and accidental event? is it just a maintenance issue?

Answer 7

usually not cuz you're not a licensed contractor/bonded, etc... repairs have to be made to code/not slipshod or corners cut like you'd like to do. there will be a full inspection/permits, etc before bank will release a dime of the money...the ins co. paid for full tilt contracting work and wont be short changed or money pocketed by you for trying to cut the bill there. questions on it? call your agent and he'll tell you exactly the terms/conditions for money to be released.

Answer 8

Condo's have master insurance policies - she should claim under that. If it was within her unit - doesn't sound like it is in this case - she should claim under her own. Their policy should cover from walls out - hers -from walls in.