IP robbed and keys stolen

Discussion in 'Property Management' started by dan2101, 23rd Nov, 2015.

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  1. dan2101

    dan2101 Well-Known Member

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    Hey guys,

    Just had the managing agent of one of my IP's call and say the the house had been robbed overnight and the tenants keys stolen. The tenant wants me to change all door and window locks as a result.

    Just wondering what the go is with this. I assume it will be hundreds of dollars to change them all.

    Tenant is a bit crazy so I'm wondering whether she has just lost them all and can't be bothered getting more cut!

    Thanks
     
    dan2101, 23rd Nov, 2015
    #1
  2. beachgurl

    beachgurl Well-Known Member

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    Can she provide a police report?
     
    beachgurl, 23rd Nov, 2015
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  3. DaveM

    DaveM Well-Known Member

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    Why do thieves steal the keys? Its not as though not having keys stopped them the first time....
     
    DaveM, 23rd Nov, 2015
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  4. larrylarry

    larrylarry Well-Known Member

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    If in NSW get the event number of the lodging of the police report. NSW police report can be obtained from their information department but that takes time to get it. An Event Number prefixed with "E" gives you some assurance that the incident was lodged. You could perhaps ascertain the facts with the constable who took the report.

    What makes you think she may be dodgy?
     
    larrylarry, 23rd Nov, 2015
    #4
  5. D.T.

    D.T. Specialist Property Manager Business Member

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    I've had this happen recently.

    If the home has been broken into, then the occupant needs to lodge a police report and provide you with that police report number.

    Any of the tenant's belongings stolen can be claimed on the tenant's contents insurance policy if they have any (it's about $150 per year from EBM).
    The owners building and landlord insurer covers locks being changed, and door/window repairs from point of burglar's entry. You need to quote that police report number when doing this claim.

    If they can't provide a police report number, then it probably didn't happen and they can change the locks at their own cost ;)
     
    D.T., 23rd Nov, 2015
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  6. Phantom

    Phantom Well-Known Member

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    They are being courteous. You see, if they steal the keys next time they can unlock the door and rob you instead of breaking a window and then robbing you. Saves you the damages.
     
    Phantom, 23rd Nov, 2015
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  7. dan2101

    dan2101 Well-Known Member

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    Great advice as always thanks heaps guys. Will get the police report/report number tomorrow if it actually exists.

    Just a gut feeling larry larry. They've always been a bit odd when I met them and have put in some random requests for things in the past. We shall see!
     
    dan2101, 23rd Nov, 2015
    #7
  8. WestOz

    WestOz Well-Known Member

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    I usually grab-em so I can use their car to cart all their stuff back to my place, then I go rural and do burnouts (good fun with front wheel drive) etc before torching it ;)
     
    WestOz, 23rd Nov, 2015
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  9. fullylucky

    fullylucky Well-Known Member

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    that's what i was about to say.

    if it didn't stop em the first time how will it stop em next time.

    if they want to get in they will get in.

    Don't think people are stupid enough to make that **** up. tell em if you lost the keys i can cut new ones for you it's not that expensive 2.5$ each at bunnings and 1.5$ for the tag and ring.

    if you do decide to change all locks consider keeping it and swapping it with another IP or use next time for other new doors and projects. Save half the cost.

    Remember reuse, reduce and recycle!
     
    fullylucky, 23rd Nov, 2015
    #9
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  10. JacM

    JacM VIC Buyer's Agent - Melbourne, Geelong, Ballarat Business Member

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    Who says the place was robbed ? As mentioned above, if there is no police report it never happened. The tenants can pay for new locks unless they are prepared to put their hands on their hearts and report it as a break-in that actually happened to the police.
     
    JacM, 23rd Nov, 2015
    #10
  11. larrylarry

    larrylarry Well-Known Member

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    Hmm...when you put it in context...keep us posted.
     
    larrylarry, 23rd Nov, 2015
    #11
  12. Joshwaaaa

    Joshwaaaa Well-Known Member

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    Mate had his house broken in to and keys stolen they were interrupted by a house alarn, the very next night both his cars went missing
     
    Joshwaaaa, 23rd Nov, 2015
    #12
  13. WestOz

    WestOz Well-Known Member

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    Were they insured for agreed or market value?
     
    WestOz, 23rd Nov, 2015
    #13
  14. montoya

    montoya Well-Known Member

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    What makes you think that just because a police report exists that it actually happened? Not to say that they're making it up, but obtaining an event number is just as easy as ringing the landlord or real estate and claiming it happened.
    Either way, whether you choose to replace the locks or not is up to you. Do you value your tenant and have good coverage? Then I probably would. Otherwise, I'd think twice about it, whether an E number existed or not.
     
    montoya, 24th Nov, 2015
    #14
  15. D.T.

    D.T. Specialist Property Manager Business Member

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    You can call police to verify the number.
    But without it you can't do the insurance claim so need the number anyways (I assume the insurer verifies it too?)
     
    D.T., 25th Nov, 2015
    #15
  16. wylie

    wylie Moderator Staff Member

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    In this circumstance (burglary and locks to be changed - say cost $300) would a PM or landlord ask the tenant to pay the cost? It is not the tenant's fault and the cost is less then most excesses. I would just pay it and put it down to bad luck. But it makes me think about other scenarios where I'm not sure who would pay.

    Who pays the excess if a random event happened (like hail smashed windows as happened to one of our IPs this year) - we just paid the excess - tenants not at fault.

    If the tenant backed a car into the garage and new $2500 replacement remote door is needed and we have $1K excess. Tenant caused damage due to inattention. Would a PM or landlord expect tenant to pay excess in this scenario? Would it matter that I've chosen to raise the excess from $500 to $1k to keep premium down?

    I'm just curious. I haven't had to put it to the test yet.
     
    wylie, 25th Nov, 2015
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  17. Scott No Mates

    Scott No Mates Well-Known Member

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    @wylie - the tenant is not the insured on YOUR policy, why do you think that they should affect your ability to effect insurance on any of YOUR portfolio by lodging claims on their behalf, giving them the benefit of a cost reduction for their damage and tarnish YOUR claims history?
     
    Scott No Mates, 25th Nov, 2015
    #17
  18. wylie

    wylie Moderator Staff Member

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    Because if they drive into my garage door they cannot claim the repair on their contents policy. Would you just ask or expect a tenant to pay the $2500 replacement for a new door?

    What if the tenant knocks out two stumps as well and the repair bill all up is $7k. Tenant has no cover for this (surely?). Would you ask tenant for $7k or lodge a claim on your building insurer? Who pays the excess? I would think I could ask it of the tenant if they do the damage. I'm curious about what others think.
     
    wylie, 25th Nov, 2015
    #18
  19. jim1964

    jim1964 1941

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    Yes they would.We had a tenant back into the brick privacy wall attached to the house.We put it through our insurance and made the tenant pay the excess,the insurer then billed the tenant for the damage,nearly $4000.
     

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    jim1964, 25th Nov, 2015
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  20. wylie

    wylie Moderator Staff Member

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    Thanks Jim. That reminded me of the one time we claimed tenant damage (I'd forgotten it). Male tenant went on drug bender, pushed screwdriver into VJ walls, smashed a window seat lid. All things we could fix ourselves but we thought "why should we?" Tenants gone. Insurance paid out. Three rooms painted (seemed overkill), new lid made. I believe the girlfriend, who was nice and just chose her partner badly, gave her new address to us and I'm told the insurer would be chasing her. I am fairly sure we paid $750 excess but we didn't have to do the work. We did have to clean the rubbish they left though and paid for a skip (or chose to - maybe policy covered that too as I do recall a cleaner being there as she commented on the alfoil tucked away everywhere and said "drug house").

    Cannot recall who paid that excess but I think it was us.
     
    wylie, 25th Nov, 2015
    #20
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