Home insurance, urgent help if anyone can

[TheApprenticeAdult]

The facts are, building extension started about 10 yrs ago. Massive problems with builders, got it to a point of structural safety, dispensed of builders. Huge events ran parallel in my personal life and I could only then cope with baby steps in progressing the house situation after the mess we were left in. Had a new builder in doing the bits needed piecemeal (as we lived here too) and I was dealing with other life changing things so couldn't devote full attention to it, so chose things which would have the most impact on us living here. 2nd builder stopped working after he lost a child, understandably, while my own life was in turmoil outside of all this going on so no more work was undertaken. Had structural survey done a few years ago to double check structure sound, it was.

Home insurance people have stayed same throughout (been with them over 20 years) No claims made. Nothing has changed this last 7 years. Insurance due to renew agsin & suddenly there is a chance they might decide not to insure us! I don't understand as no risks have changed.

So PLEASE if anyone has knowledge of this area are there any specialist insurers who might be an alternative for us? I've googled & found one but they want full past costings & future costings for remaining work (it'd take months to get quotes etc and I'm not in a good place to pick this up again yet, terminal parent amongst other things, the house wotks will need my full attention).

Wtf can I do? I feel like I'm at risk of being uninsured for my actual house & want to cry. Can anyone point me in the right direction?

Helpful posts only please, I'm feeling really sick & stressed.

It looks like there are some that may cover you during extension work, no clue as to how much it would all cost or how long they would give you to complete works though.

https://www.intelligentinsurance.co.uk/home-renovation-insurance/?utm_source=google&utm_medium=ppc&utm_campaign=ppcreno&campaignID=PPC010&gclid=Cj0KCQjwr82iBhCuARIsAO0EAZy9Y-uENwyF1peAVoL03Aa4vrZ5mzVapizw2aznaDG00Dwnu44daBoaAgJWEALw_wcB

https://www.renovationplan.co.uk/what-we-cover/renovation-insurance/?utm_term=home%20renovation%20insurance&utm_campaign=Renovation+Plan+-+Renovation+(CPA)&utm_source=adwords&utm_medium=ppc&hsa_acc=8388181493&hsa_cam=12187473566&hsa_grp=117587278032&hsa_ad=637291684452&hsa_src=g&hsa_tgt=kwd-1964906067&hsa_kw=home%20renovation%20insurance&hsa_mt=p&hsa_net=adwords&hsa_ver=3&gclid=Cj0KCQjwr82iBhCuARIsAO0EAZyqAZa4Vfw4kq7zTT6Z1mycdlrlr4VHaBYDXQHeEYcnGWC1nu1QVfsaAtehEALw_wcB

https://www.homeprotect.co.uk/renov?bid=1314&gclid=Cj0KCQjwr82iBhCuARIsAO0EAZzoGyffDHshV2PRPYTUvGu-wn6VyC4oEJngceWtVdjjpQxqBMjNK9QaAnMyEALw_wcB

https://www.hiscox.co.uk/home-insurance/renovation-and-extension-insurance

Just phone someone like A plan etc - a broker and get them to do the leg work for you in terms of finding a suitable policy.

Probably a stupid question OP, but have you actually asked them why they are considering this?

Some info here why they might not cover the OP Trees.

https://www.comparethemarket.com/home-insurance/content/could-building-an-extension-cost-you-your-insurance-cover/

Building work is structurally sound & secured. All knock throughs were done 10 yrs ago so all aettled etc. Weve literally been at this pause point for over 7 yrs I'd say, insurers been fine with it, until now. There won't be any changes to that going forward so that's not the issue.

The only reason why the broker said it had to be referred (or something like that) was he said if I had a fire and needed a total rebuild, they couldn't be sure what was previously done & what wasn't. I said worst case, the building regs pass points show where that was up to, worst case if I only had the structure rebuilt in a worst case total house destroyed situation that's reasonable but he seemed to be saying the insurers might not want the hassle of looking into it. I don't see how it's any different to regular houses being in varying states of upkeep. And that it should be completely possible to bare minimum insure the structure if not the internal decor/ plaster / electric ls on the extension if it was a rebuild needed. Most claims would be covered from what he said eg burglary as we're fully secure.

Sorry if I'm rambling. My heads spinning with worry & no one to talk to (lone parent, no family support). I'll look at A-plan & Hiscox, thanks, they weren't the ones I found earlier.

That really does sound unreasonable OP. Can you offer to send them photographs so they have something on file?

I have & hoping to take some this weekend but we're saying goodbye to our family pet of over 15 years this weekend too, who has been ill for a year & it's been an incredibly difficult & emotional period already, trying to manage my own feelings & weight o the decision plus preparing & supporting my children through what will be their first experience of loss of a much loved one.

The timing of this on top is horrendous.

The broker said it cant to any harm to have photos but his overwhelming opinion was the insurers RSA won't want the uncertainty / hassle they've been happy with for the past 7+ years. It's made me wonder if the broker has realised they've never fully explained my house situation to the insurance people, maybe thinking it wouldn't take so loing so they'd have my premiums & it'd be up to regular standard before a claim was likely but as time has gone on the broker doesn't want to risk being found out. Makes me wonder what would've happened if we'd had to have put in a claim in this past 7+ yes, where would we have stood. Could we have had a claim refused due to the broker misleading me or the insurers. And if the insurers decide not to insure us going forward does that mean I have been refused insurance? I'm sure I've seen that question on insurance forms, what long term effect could this have for me.

Struggling to cope with this load.

Hiscox couldn't help as they only insure properly over a certain value which mine doesn't meet

Awaiting a call back next week from Aston Lark brokers with any quotes they find (hiscox passed me on to them but they are part of the same parent Howdens group as A-plan). But I noted in their choice of words it wasn't phrased as a definite they'd be able to help. I don't know where else to turn. Intelligent Insurance told me from them to insure I'd need full details of past cost of build, and future cost plus details of plans etc. That'd involve quotes which could take months to sort & I'm not even sure where all my paperwork is from over 10 yrs ago from the original builders as they went bankrupt soon after I dispensed of them so couldn't have chased them for anything.

I used to work for rsa until about 15 years ago. So I can understand things from their view point. The policy you have covering home s under renovation is only meant to last a few months, not years. The risk to the insurer (insurers talk about risk meaning the possibility of a claim) is that at present the work is incomplete and so.the electrics for example won't be signed off, often there are temporary structures, propped up ceilings etc.which leads to more chance of a claim

What I expect had happened is that rsa had reviewed what it wants to insure. It happened regularly when I worked there leading us to sell our ppi business and start it up again a year later.

your broker should be looking to place the insurance elsewhere or be asking for rsa to send out a surveyor to assess the risk. In my time we had our own in house loss adjusters/surveyor.

you need to have a conversation with the broker and perhaps rsa. Someone will insure you but I suggest(kindly) you finish off the work because premiums will be much higher in a house like yours

@Elvis1956 I totally understand that, but in my case the props have been gone for over the 7+ years, electrics 2nd fixed & electrician submitted an niceic certificate so those risks are as any regular house. Any pointers who to contact? I've tried hiscox, Aston lark. Lots of other specialist insurers have awful reviews which really worries me (eg home protect, quoteline direct).

I hope I'm not coming across as argumentative as I really appreciate your post, just wanting to say those possible risks aren't here.

I completely agree with you that I need to finish the works though. It's just been one huge thing after another the past few years taking all my spare attention & I know the build needs my full attention as I've no spare money for it to go wrong again, possibly not even enough to fully finish as it with savings I had for this devalued over time.

It's a mess I wish I'd never agreed to start, pressured by my ex after I came into some money. He then cheated on me about 1 year into the whole saga, whilst I was heavily pregnant with our 2nd planned child & I've been left with everything since alone, he just walked out when he'd got found out. I hate that his actions are still affecting me & our children so long after. But that's probably for a different thread! I do need to close the chapter though by finishing the work & possibly selling up. But first, need to insure what's here.

Works going on for 10 years is quite a concern! Are you in a position to get them finished?

The majority of the time that there has been a pause on works, not 10 years constantly working

OP I'm not too clear from your posts but is the work actually finished? Is your home liveable bar some basic unfinished works such as decorating etc? Is everything sealed and sound and usable?

I've raised 2 children in the house! So yes it's live-able. Fully sealed. Fully secure. No structural props. Outstanding work is kitchen extension is just brick walls, has had 1st fix electrics. But has plumbed sink & washer, used daily. Separate 2 story extension has upstairs fully finished bedroom, excluding carpet but that shouldn't make a jot of difference insurance-wise. Downstairs WC fully finished except floor lino, garage fully finished except double boarding the ceiling (for access for electrical works needed on kitchen as fusebox is in the garage).

When you say it's just brick walls what do you mean? Is any of it single skin or normal recently built proper outside walls? Does it need plastering? Is it bare brick.

The reason why I ask OP is because I can't see why you wouldn't just get normal home insurance? Your home is nearly done bar some cosmetic work - so unless when you go on Go Compare etc it's asking something specific like 'are you in the middle of building work?' Etc then I can't see what the issue is.

All done under planning permission/ building notices, checked off by council building control etc. All extensions double brick cavity walls with insulation.

I agree, it's crazy my situation is a problem when I'm not currently having work done & everything is structurally safe. Issue with current insurers seems to be if I has a total write off eg fire, I might claim eg kitchen was plastered when it wasn't and get things done that weren't there before. But I'd have thought those things would've clear from my remains what was there or not.

@Whatabouteverything sorry I didn't answer your question. Kitchen extension only is bare brick internally.

Right so what are your timescales for getting the kitchen sorted as that's the only current issue.

Regardless just go on go compare etc - answer their questions and get a new policy. There is no issue. Unless it says in their terms and conditions or in the questions they ask 'each wall must be plastered and there must be a fully fitted kitchen' then you're fine.

Forget your current insurer just cancel that and start a new policy. I can't see the issue to be honest.

@Whatabouteverything possibly around the fact it's not fully signed off by building regs means they view it as ongoing build work even if there's not work actually taking place. I think that's the grey hole I'm in.

TBH from what you say I can't quite figure out why you don't finish it off.

If all the walls, wiring plumbing are in place sounds like a dot and dab job with the plasterboard on the walls, fix to the ceilings and skim and it would be finished, few days work at most ?

From an insurance perspective if I were an insurer I would probably be more worried about stuff like exposed electric wiring being snagged (if it is exposed) and causing an accident rather than having to replace the whole thing to a previous standard in the event of a fire. Maybe that's why I'm not in insurance.

How much work needs to be done to get building regs signed off? How long would it take? How much £?

Just do a new policy. Its simple really, cancel the old one. And get your house finished ASAP.

If it's safe and secure and you've got the electricity certificate, what is the absolute minimum you've got to do to get it signed off. Forget cosmetic work. Just the basic work that means it can be signed off? Could the council come round and tell you?

The ceiling not double boarded in the garage is a fire risk

The walls to the extension not being boarded is a fire risk - plasterboard provides layers of fire protection in addition to the brick or block skin

Do you have an actual kitchen? If it's bare brick and only 1st fix id say not....so technically not mortgageable?

No end date is an all around risk. They can't value the house as if you put it up for sale in its current state you'd have to take a massive hit on what it's value "should" be

Constriction work is associated with high risk activities like fire and flood so until it's finished it's a risk to them and the fact it's been a decade with still no end on sight would set alarm bells ringing

They will check on a database for previous insurance and see it’s been declined/refused, much like car insurance