EBM vs Terri Scheer

I want 50% off the 20% off fee, only becaus most of my money is simply a donation ;-}

 

Hi All,

I am with Terri Sheer, unfortunately had 2 claims with them this year across 6 properties ranging between $2-3.5k each.

I had another property issue this week, I am thinking should I lodge a claim for roughly 2-3k expense or just pay out of pocket. Issue this week, water leak behind the shower wall this week. Plumber fixed it, tiler is patching 6 new tiles which look bad as can’t get the exactly same white colour. Other side of the wall behind the shower is soaking wet and had vinyl flooring stuck to wooden house floor of a 30 year old house on concrete stumps.

Doing 3 claims this year with Terri Sheer will raise my premiums or cause insurance issues long term? Should I absorb the $2-3k expense to have less claim history? Water damage to wall and wooden house floor drys up in hot weather or commercial dryers etc are required. Water was there for around 8 days roughly....can I change vinyl that was soaked in water for 8 days?

 

I have rentcover with ebm. I have a terrible, or most likely inexperienced PM. My unit was extreme filth, floor totally covered in rubbish up to half a meter deep. Claim is still being processed but seems as the unit is old, carpet, walls ect was in good condition prior to tenant damage. Using the 7.5 % per year depreciation they use and not counting stains, cupboards so filthy the dirt is like gum or some sort of chemical reaction has taken place.

I will update on the process though, one thing who does the claim seems to make a big difference there are alot of things a claim specialist must know and they can not answer harder, more complex questions. It would take a few years to get your head round it.

 

Well, that sounds like maintenance to me, you cannot claim all expenses as insurance events.

 

How was your experience like with EBM for your Melbourne property?

 

Could pls you share which product did you go with for insurance cover for your PPOR - home and contents?

 

I've been with TS for my property in Sydney for 4 years now. I used to be with EBM before I moved back into my property for a few years. When I rented it out again, I went with TS because of recommendations on this forum. I've only made one claim for tenant damage and then the when the tenant decided to sue me because their foot went through the porch boards after we'd had them fixed. TS took care of everything and I only heard from the adjuster twice until handled. No out of pocket expenses. Very stress free.

The tenant decided to sue both me and PM. TS said my premiums would't go up regardless of the payout amount. It did go up a little bit when I renewed, but it was within the typical CPI increases, so it's hard to say whether my claim made a difference.

I'm not planning on changing.

 

I have previously been with TS and been happy. That has changed since the last tenant was given a form 12, QCAT hearing & evicted. They had unpaid rent and trashed the property. TS quoted only their bond coverage + $500 and deemed that leaving the house with a cockroach infestation as well as a trailer load (and then some) of trash around the property as untidy living, not damage to the property.

I am all for wear and tear but the state of the property required plenty of repairs, 2 thorough cleans and so much more. I'm disappointed I have to foot the $3k bill to get the property repaired and ready for the next tenant. Thankfully my insurance renews in a few weeks and I can switch out.

EBM it is.

 

I unfortunately went through the exact same experience as you, but I was insured with EBM. While EBM did cover all damages they too do not cover rubbish removal or cleanup.

 

Seems a lot of people want to blame insurers for things that...

1 are a property managers responsibility (inspect regularly)
2 maintenance....
3 want cover for things clearly not covered

There is no point complaining about what is covered or what a tenant leaves behind, it is a pain in the rear, we all get caught by tenants from time to time, but should be looked at as cost of doing business instead of looking for others to wear the burden.

There must be a cut off, or insurance would be be even more expensive.

PS send the tenant bills for anything they owe....you have the details.....if they leave 3k of cleaning, bill them !

 

im all for wear and tear on property and understanding of tenant not needing to remove dust from obscure places, replace burnt lightbulbs but this one went a little too far.

I don't need to explain how COVID has made removing problematic tenants harder.The property manager has commented its the first time they've seen this stuff not covered.

Lets see how we go with EBM, thanks @meni for sharing. it can't be any worse than it is now. hopefully I don't have to go through this again.

 

The insurer is in same position, they were not expecting covid.

And if manager could not do inspections, it still falls to the tenant, they get the bill, insurance wont pay to clean.

Cleaning would only be once ?

Forward the bill. What you are describing is probably a grands worth ? a good clean and load to tip, is not an uncommon thing.

I had to get cleaners in to clean a place that I rented too 2 cleaners, not a problem, paid someone to do it properly and they had to pay up !

 

First time they seen what stuff not covered ?

Cleaning ?

If yes, then they either have no experience, or were just telling you what you want to hear.

 

good point, ill chase it up.

 

This info is Gold!