Accidental damage by pet

[Ozzyrenovator]

G'day just looking for some experienced advice on a case of accidental damage caused by a tenant dog.

My Tenant just rang and told me the new split system a/c I installed about 6 months ago has stopped working. He also admitted he already had a a/c specialist come out and they told him his dog has bitten through some wires and a temperature sensor is now stuffed.

It is 46 degrees in Whyalla today 'where the property is' so obviously needs to be fixed ASAP.

I haven't had any issues like this before so would be greatful for any advice about how to proceed with this. The tenants have been great and have caused not a problem till this.

 

[Lil Skater]

If a tenant, their guests or pets break it, they pay for the repair.

If you're feeling nice you could pay half, but unfortunately it's their responsibility to make sure the dog doesn't chew on things it shouldn't.

 

[Ozzyrenovator]

Relief. Thanks for your advice

 

[bez23]

does your insurance cover this?

 

[wylie]

does your insurance cover this?

Even if the insurance does cover it, it would be unlikely the repair would be higher than the excess, so possibly not worth claiming.

Anyway, the tenant should be paying the excess even if you do claim.

 

[geoffw]

... accidental damage caused by a tenant dog.

I think we've all seen a few tenant dogs.

And some tenants' dogs as well.

 

[womble66]

He also admitted he already had a a/c specialist come out and they told him his dog has bitten through some wires and a temperature sensor is now stuffed.

He knew his dog caused the issue and that why he arranged for a "specialist" to look at it which confirmed the problem but for some reason he thought you would pay for the repair.

Not likely.

Get the Tenant to arrange a quote for repair then forward it for approval of repair agent (just so you know you have warranty and its done professionally) then tell them you want it repaired with 14 days.

I would also issue them with formal notification that any future damaged caused by the dog may impact on future lease opportunities in your property.

46C should see them repair it ASAP as its their problem not yours.

 

[joanmc]

^^^ What they said. it is the tenant's problem. They have admitted their dog did the damage already, so they get to pay. I feel for them in the heat, 47! yuk!!

 

[The Fence]

Even if the insurance does cover it, it would be unlikely the repair would be higher than the excess, so possibly not worth claiming.

Anyway, the tenant should be paying the excess even if you do claim.

You must have high excess...?

 

[wylie]

You must have high excess...?

I do. I've increased it from $300 to $1000. Anything less than this is likely to be fixed by us.

In all the years we've had IPs we've only claimed once on insurance, so I'm not prepared to pay premiums with low excess any more.

 

[The Fence]

Pretty sure EBM has one fixed excess of $400.

 

[chilliblue]

Remember to document the conversation in writing.

 

[wylie]

Pretty sure EBM has one fixed excess of $400.

I'm paying half of an EBM policy. I'm with Honan. I know I won't have the same level of protection for some things but I'm looking for cover for worst case damage. I have increased my own home insurance excess to $1000 too. Over the properties we manage I'm saving thousands a year. I review our cover each hear and if we had any dubious tenants or even new tenants I could adjust it.

I would never self-insure but quite prepared to risk taking on a small risk we have to fund our own "loss of rent" if it ever happens. I've learned in our own home that a major wether event isn't flood. We didn't fit their definition of flooded. Homes at the bottom on the hill would likely be covered but so much water was coming down our hill that it got into our house because it couldn't get away quickly enough. We have substantial well maintained extra drainage that just couldn't cope in this major event. Suncorp told us us our maintenance was not up to scratch, which is rubbish. They simply found a loophole. They are well known for flood cover but refused our claim after ignoring it for over 6 months. We got a big fat nothing and they increased our next premium my something like $600. Bye bye Suncorp. The recent thread just makes me think I'm doing the right thing.

I could cover the cost of one tenant not paying rent for three months before we remove them and still he ahead.

I can't think of what could happen that would make me decide differently but I'm open to hearing. I certainly don't know it all. I just might not have thought about something I'm missing.

 

[DaveM]

Most LL policies exclude damage by tenants pets even if approved

 

[The Fence]

I hear ya wylie.

Ive been trying to find the right combination of policy/risk/cost for years.

Must have a closer look at Honan.

Anyone had any claims experience with Honan?

 

[JacM]

As the others have mentioned, the tenant needs to pay for this.

As a side note, you might consider having a suitable tradesperson elevate the exterior unit. Mount it on the wall high enough that it cannot be chewed on big dogs, and high enough that it doesn't get in the way of passing vehicles or human heads. It wouldn't do it it were in a location that people walk past to get to the washingline and routinely bashed their head on it each day.

 

[investor2009]

I betcha he did it on purpose! Little bugger