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Building insurance

The council's insurance section consulted with you under the s20 consultation. It sought quotes for building insurance starting on 1 April 2023.

Given that we must ensure cover is in place, we have had to accept the only compliant bid we received. Unfortunately, this has meant an increase in your amounts payable.

We sent you details of your contribution with the April estimates. If you need a copy, please call us at 020 7364 5015.

The policy includes cover for the following when damaged by an insured peril:

  • Interior decorations and fixtures and fittings within the leasehold dwelling
  • Gas, water, electric installations, meters, piping and cabling
  • Communal areas, annexes and outbuildings, walls, gates and fences, patios and garages for which you are legally or contractually responsible.

Buildings insurance does not cover wear and tear and maintenance.

The insurer is Protector Insurance. You can read their leasehold buildings policy.

The buildings insurance policy covers only leasehold properties with the council as the freeholder. If you're unsure about your freeholder or managing agent, check who you pay your service charge to.

Types of damage covered by building insurance

Generally, the policy insures the building against the following (this list is not a complete list, please refer to the policy):

  • Fire, explosion, lightning, earthquake or smoke

  • Storm or Flood

  • Riots, civil unrest, strikes, or labour or political disturbances

  • Malicious persons or vandals

  • Impact by aircraft or other aerial devices or articles dropped therefrom, vehicles or animal

  • Escape of water from water tanks, pipes, equipment or fixed heating systems

  •  Water freezing in tanks, equipment or pipes

  • Heating fuel leaking from a fixed heating system

  • Theft or attempted theft

  • Falling trees or branches (and removing any fallen trees or branches which cause damage to the Buildings) or telegraph poles or lampposts

  • Subsidence or heave of the land on which the Buildings stand, or landslip

  • Accidental damage to drains, pipes, cables and underground tanks used to provide services to or from the Buildings

  • Accidental Breakage of glass in doors or windows, or ceramic hobs, sanitary ware and solar heating panels fixed to and forming part of the Buildings

What building insurance does not cover

Building insurance does not cover every situation. For example, faults caused by mechanical breakdown, hidden defects or wear and tear are all treated as normal repairs. Other examples of situations not covered include:

  • Carpets (if there are any), and contents in your home or the communal areas of the block. We strongly encourage you to take out contents insurance to make sure you are covered for damages and losses to your personal belongings.

  • Repairing pipes or replacing heating boilers or radiators that have worn or broken down (although you can claim for damage to the building caused by the sudden escape of water)

  • Maintenance failures such as rain seeping through worn out window seals or through holes in the roof (in these circumstances you may be able to submit a liability claim, please contact the insurance section for advice)

  • Effects of condensation or damp in the block

  • Loss or damage after the home has been unoccupied for more than 30 days

  • Reduction in cover should the property be lent, let or sublet in whole or part

If you sublet your property, you or your tenants should consider taking up landlord/tenant’s liability insurance. This will cover accidents in your property that cause damage to any of your neighbours’ properties.

For example, you may be liable for the cost of repairs if you have a leaking washing machine, which damages the flat below yours.

Making a building insurance claim

If you need to make a claim for your property on the building insurance policy, you should:

  • Check the policy booklet and schedule of cover to see if the loss or damage is covered and what conditions might apply.

  • Pay the first £100 (the ‘excess’) of any claim (except for subsidence where you pay the first £1,000)

  • Contact the insurer’s nominated loss adjuster Sedgwick directly on: 0161 823 1912 or email protectorclaims@uk.sedgwick.com

  • Make your claim within 30 days

  • Quote policy number: 3139238

  • Not carry out any repairs (except for essential emergency works up to £250) without the Insurer's approval. If you do carry out essential emergency works please keep receipts as these may be requested by Sedgwick when you report the claim.