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fire and certain damage to the common property or building (say, a tree falls and breaks a window);certain emergencies to the common property or building (say, a burst water pipe outside the building and the resulting damage);theft of some common property (say, a gate or gate motor gets stolen); and all the (privately owned) geysers in the building.
no private items on common property (like vehicles, nor their content from break-ins), nothing inside any apartment from fire, theft, or damage (say, a leaking or burst pipe inside your unit and the resulting damage)
Burst geysers (their repair or replacement)Some damage caused by burst geysers
Insurance
What we are insured for
We have insurance at Bagamoya for:
What we aren’t insured for
Note that other than the geysers, no private property is insured:
Residents should have their own insurance for these things.
Damage caused by residents
Damage caused by an owner, their tenant, or their visitors to the person or property of another resident must be settled between those parties, or via their respective insurance providers.
(e.g. if one owner accidentally scratched another owner’s car; or a water leak coming from inside one owner’s flat damages the ceiling of their downstairs neighbour).
Damage caused by an owner, their tenant, or their visitors to the common property must be settled between that person (or their insurance) and the trustees.
(e.g. an owner damages the wall of the common property with their vehicle; or a water leak coming from inside one owner’s flat and damages the common property).
Insurance claims and excess
All insurance claims must be processed via the trustees or the Managing Agents. Our insurance agreement is between the block and the insurance provider and only authorised representatives (two trustees or a trustee and and managing agent) may sign off on insurance claims.
If you have an emergency claim (your window got broken in a storm; sudden geyser burst), please notify the trustees immediately. Note that all units have a water cutoff valve (in the bathrooms, according to the original design of the building, yours might be elsewhere); close this if you have a burst pipe or geyser.
There is usually an excess payment due on insurance claims. For claims by the trustees regarding damage to the common property, the Body Corporate will have to pay the excess (e.g. a tree fell and damaged the entrance gate, the Body Corporate will have to pay the excess). For claims to damage to individual units or their exclusive use areas, the owners will be liable for excess payment (e.g. a tree fell during a storm and broke your window, you will have to pay the excess).
Geyser claims
The majority of insurance claims in sectional titles come from geysers. Our insurance covers for:
Despite the requirement to insure all geysers, sectional title law (specifically PMR 31) states that the “owner is responsible for the necessary repairs and maintenance” of geysers. It is important for owners to do an annual inspection of their geysers.
Specifically, our insurance company states that repairs and maintenance are not covered:
When there is failure, this is what our policy states:
It is important to note that once the insurance provider (CIB) and the insurance broker (Phoenix Risk) has determined that they will pay for a geyser replacement, that they will do so up to the amount in the insurance schedule. They will assign a plumbing company to do the replacement, but the maximum amount they will pay may be less than the amount that the plumbing company quotes to replace or repair the unit.
Owners can either opt to pay the amount to that plumbing company out of pocket, or arrange for another certified plumbing company to do the repairs or replacement up to the maximum insured value.
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