Rats insurance useless

Discussion in 'Property Management' started by Cactus, 22nd Mar, 2018.

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  1. Cactus

    Cactus Well-Known Member

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    One of my IPs less that 2 years old in Pakenham has just had water leaks, causing ceiling damage. Turns out rats have been rampant in the roof and have been chewing elec wires and water piping too.

    Thought no worries this is why I pay insurance. Call up TS and straight away they tell me oh vermin is a policy exclusion.

    Why don’t I just bloody self insure, I’m so pissed I have been paying for insurance, no claims, first claim nup.

    Has anyone else come across this? It’s practicaly a brand new home. How can this happen without the tenant being aware? Am I stuck paying for a rewiring, plumbing repairs and plaster and paint???
     
  2. thatbum

    thatbum Well-Known Member

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    Wouldn't this be a building insurance issue rather than a landlord insurance issue?
     
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  3. Cactus

    Cactus Well-Known Member

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    I have a dual policy building and landlord with TS.
     
  4. Ted Varrick

    Ted Varrick Well-Known Member

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    Ouch, what did the policy say?
     
  5. babyboomer1

    babyboomer1 Well-Known Member

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    Buy a cat
     
  6. Cactus

    Cactus Well-Known Member

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    Small print general exclusion.
     
  7. Ted Varrick

    Ted Varrick Well-Known Member

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    That's not ideal.

    Big box of Ratsack, and some traps might help...
     
  8. Xenia

    Xenia Well-Known Member

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    You pay for insurance to cover deliberate or accidental damage to property and yes rats are excluded.

    On another note, tenants can be liable for not reporting a maintenance issue and could also be responsible for the rats if tenancy is over 3 months old. Check legislation in that state, depends on situation, I would say get PM to check but most have no clue
     
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  9. Cactus

    Cactus Well-Known Member

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    Thanks, they are the buildings only ever tenant as brand new build. Been in the place for almost two years. Reported an issue of a rat once a year ago and PM sent a handyman to block the gap next to hot water unit where it was gaining access. Nothing advised since then. I had thought that it was Problem solved.

    Probably no point going after the tenant though, they prob have no money or assets of substance.
     
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  10. Cactus

    Cactus Well-Known Member

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    Apparently the ratsack makes them thirsty which is why they eat through water pipes...
     
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  11. Michelle Evans

    Michelle Evans Well-Known Member

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    we've had similar cases in Wyndham Vale - new builds push rodents into existing houses, rat sack makes them thirsty, they chew on the pipes. Our plumber had a house where the pipes burst in 4 different places - didn't realise it wasn't covered by insurance though as the fine print. Thanks for sharing and good luck!
     
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  12. Marg4000

    Marg4000 Well-Known Member

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    And probably the tenant thought the problem was solved.
    You did, and obviously so did the PM.
    You can’t blame them.
    Marg
     
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  13. Paul@PFI

    [email protected] Tax Accounting + SMSF Business Plus Member

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    Good example of reading the policy.

    Whiteants are vermin and arent covered. Why would you think rats are ?
     
  14. Paul@PFI

    [email protected] Tax Accounting + SMSF Business Plus Member

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  15. Cactus

    Cactus Well-Known Member

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    Really? Unlike the tenant, the PM and I aren’t living there!

    Rats don’t stay if there isn’t a food source. They also make noise at night in the roof.
     
    Last edited: 23rd Mar, 2018
  16. Cactus

    Cactus Well-Known Member

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    It’s not so much that I thought they where, it’s more that I thought I have insurance, I am covered for things that could go wrong.

    Thanks for your incredibly helpful input. I didn’t put this up to be roasted.

    But none the less it’s not just a good example of reading the policy (which I did over two years ago) it’s an example of what can go wrong and put you out of pocket on an IP and is not covered by insurance.
     
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  17. Otie

    Otie Well-Known Member

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    I think that its not so much the food source, I think they would be coming form the old paddocks that they used to live in, they then end up in the new homes as they have been forced out of the paddocks. We had an issue with them in our roof until our estate become more developed and built up. If the house is near the freeway the field mice are terrible there I know a few people with issues with them, Cant seem to rid them
     
  18. MyDarlinghurst

    MyDarlinghurst Well-Known Member

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    Cats cats cats they say ?
     
  19. dabbler

    dabbler Well-Known Member

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    Did you find the pipe work actually chewed by these rats....and how clean were the tenants keeping the place.

    Also if single story why so much water pipe in cieling?
     
  20. Angel

    Angel Well-Known Member Premium Member

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    Air conditioner unit was destroyed by ants nesting in it last year, again not covered by insurance and about $1200 for the most economical repair. I'm going there again this week to add more ant killer.