There are many other situations that can occur which would lead to a dispute around insurance, but to summarise the most regular:

Your insurance premium has increased

Insurance rates provided by Insurers change on a regular basis due to market conditions and also the Insurers appetite for the insurance risk at the given time which can lead to changes in premiums.

If this occurs the simplest approach is to obtain alternative quotes. If the complete insurance market is providing similar rates, then this may have occurred following a period of very low insurance rates throughout the UK, which are found to be unprofitable leading to rate increases.

If your insurance premium increases due to your claims experience, then normally the Insurer will have reviewed your policy to locate a insurance rate that suits your property better, for example, you may have been initially put on to a rate that was too low, leading to your policy being unprofitable. If this occurs then it is worth obtaining alternative quotes, however, a sustainable rate and premium will lead to a stable relationship with Insurers and in turn a stable price for your policy and flat owners. Swapping for the lowest premium every year may save a few pound, but when rates increase you won’t necessarily be provided with discounted terms, without a few years experience with your Insurer.

Your insurance premium appears to be expensive

Regularly we see Residents’ Management Company directors who are in dispute with their landlords when they believe their premium is overpriced and may include large commissions.

When Landlords arrange insurance you do have the right to request what commission is being taken by simply writing to your landlord and ask what amount and percentage of commission they are earning from the insurance premium for your policy. If the Landlord does not provide the information requested, then you can apply to the First Tier Tribunal, however you would be expected to pay the fee for this hearing.

Your insurance claim is repudiated

Most flats insurance policies provide very comprehensive cover. If your insurance claim is repudiated then the Insurer should detail why the claim isn’t covered. Insurance is provided for sudden and unforeseen circumstances. Often claims are made for wear and tear or maintenance which is not what an insurance policy is designed to cover – as neither sudden or unforeseen.

If you have any concern that your insurance claim has been repudiated incorrectly then you should write to the Insurer in question – details are usually within the first few pages of your policy wording, and ask them to reconsider. At this point your Insurer will take another look at your claim and if incorrectly repudiated should reopen your claim. If correctly repudiated then they will provide you with a response to why that decision has been made.

Your Managing Agent won’t provide alternative quotes

At a time where money is getting a little tighter, it is always best to ensure that your insurance premium is competitive and that the policy wording is as comprehensive as your block needs. Some managing agents choose to work with certain insurers due to routine and relationships, however this can lead to not always getting the best value for money.

Also, sometimes your managing agent may not be able to obtain a thorough market comparison, due to controls by the Financial Conduct Authority, however, you or one of your directors could still obtain the alternative quotes yourselves.

Apart from key areas like address, age, number of flats, occupancy and construction, you will also need to know your last 3 to 5 years claims experience and your rebuilding cost to obtain a quote.

Often managing agents, due to their purchasing power can often obtain better rates, however if their account hasn’t performed well, sometimes this can work against you – it’s always worth checking some of the key flats insurance providers each year. Spending 10 minutes obtaining a quote can often save many ££££££ for your residents.

Freeholder not providing insurance information when requested

If your Freeholder has arranged the insurance then your member does have the right to request and be provided with a copy of the insurance documentation and the details of what their premium is. If the Freeholder does not provide the information requested, you can take the Freeholder to the First Tier Tribunal, however you would be expected to pay the fee for this hearing.