Let FAQs 

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How do I value an 18th-century cottage for buildings insurance purposes?
You should insure your house for the full, rebuilding cost. As yours is an older property, it's not so easy to calculate.
If you haven't had the property surveyed recently, ask a chartered surveyor to prepare a valuation for insurance purposes. You can find a surveyor at The Royal Institution of Chartered Surveyors and see the Building Cost Information Service for more about rebuilding costs.(Link to the ABI website for rebuilding at http://abi.bcis.co.uk/)

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What is accidental damage cover?
On a buildings policy this protects against damage you cause to your building or fixtures and fittings. Standard policies include only limited cover, for example, for accidental damage to glass in doors, windows and skylights, and damage to bathroom fittings such as baths and sinks.
You can pay extra to extend accidental damage cover to a wider range of problems and this is not too costly an option to include.

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I took out buildings insurance recommended by my mortgage lender – can I easily switch to a 1 Stop Insurance policy?
A mortgage lender will insist you have buildings insurance so the security for its loan is protected. Often the lender will recommend an insurer and arrange the cover for you (and the lender earns substantial commission from the insurer).
You can arrange your own cover - often much more cheaply with 1 Stop Insurance and we will assist you in the switching process. However, the lender will want to check the policy is adequate and may charge you a 'switching fee'.

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I've been asked whether the surrounding area is free from subsidence, landslip and heave. What does 'surrounding area' mean?
There is no cut-and-dried definition and, in any case, insurers shouldn't be asking questions requiring specialist knowledge. If they do, get them to explain exactly what they want to know.
However, you are legally obliged to mention anything you think might affect your insurance. This would include, for example, that the house next door has had subsidence, or there was a problem locally.

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Will I be charged more if I pay by instalments?
Some insurers, but not all, charge extra if you pay by monthly instalments rather than a single annual premium.

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Is insuring a flat different to insuring a house?
If you live in a flat, your insurance premiums may go through the roof - even if you're on the ground floor. Flats are generally smaller than houses, but some insurers charge mansion-style premiums, so it's definitely worth shopping around.

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What does buildings insurance cover?
It covers your house and the fixtures and fittings, sheds, summerhouses, garages and greenhouses, which are all designed and only used for domestic purposes. It also covers swimming pools, hot tubs, hard tennis courts, terraces, patios, driveways, footpaths, walls, gates, hedges and fences all within the same site at the insured address shown in your schedule.

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How much should I insure my contents for?
You should insure your contents for the amount it would cost you to replace them as new today.

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Do you offer accidental damage cover?
Yes, we do. Accidental damage cover is usually offered on contents and buildings as an optional extension for an additional premium.
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Can I get a no claim discount on my insurance?
Yes - we offer a no claim discount policies with most insurers. This increases over the first few years to help to reduce your annual premium.
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What do I pay if I make a claim?
If you make a claim the insurers will deduct your policy excess from the claim settlement. Your excess is shown in your policy schedule.
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Why do I need legal protection?
For a small additional premium, Landlords legal protection provides you with legal assistance and advice in disputes involving your let property. It can even assist with the legal processes to gaining vacant possession or resolve disputes with your tenant.
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Do I get a discount if I have window and door locks?
No, most insurers on this type of policy do not give a discount.
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What must I do if my property circumstances change?
You must tell us as soon as possible about any changes in the information you give us, including the sums insured, and about any other new facts we should take into account when providing you with insurance. The insurers may then re-assess your cover and premium. If you don't tell us about any relevant changes, the insurers may reject or reduce any claim or even treat you as being uninsured.
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How can I pay for my policy?
We offer our clients a choice of easy payment methods. You can choose to pay your premium in a lump sum, over the first 3 months or by monthly direct debit
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What should I do if I don't want you to send me any marketing material?
We give you an option to tell us during the quote process if you don't want to receive any marketing material. If you don't take up this option and change your mind at any future date, you can also email us at This e-mail address is being protected from spam bots, you need JavaScript enabled to view it or write to the Data Protection Officer, 1 Stop Insurance Consultants Ltd, Unit B2, Mill Green Business Park, Mill Green Road, Mitcham, Surrey, CR4 4HT.
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How do I cancel my policy?
If you're not satisfied with the cover provided by your policy, you have 14 days to cancel from receipt of the Key Facts or policy documents. As long as no incidents have arisen which could result in a claim under your policy, insurers will refund the premium you've paid less an administration charge. If you decide to cancel after this 14 day period, you must give us seven days' notice in writing.

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How do I complain?
Although we are committed to providing you with a first class service, we recognise that there may come a time when you feel we haven't delivered and you want to make a complaint. We will always try to resolve any complaint speedily and at the earliest possible stage. The person dealing with you will be authorised to settle your complaint.
In the first instance, please call us on 020 8648 8868 and outline the problem. We'll try to resolve your complaint as soon as we receive it but if this isn't possible, we'll send you a written acknowledgement of your complaint no later than 5 working days after receiving it. This will tell you the name of the person handling your complaint and will set out our complaints procedure.

We'll write to you to confirm what we have done to resolve your complaint. If we haven’t resolved your complaint within 8 weeks or if your complaint is still not resolved to your satisfaction, you have the right to refer your complaint to the Financial Ombudsman Service.

The contact details of the Financial Ombudsman Service are:
Financial Ombudsman Service
South Quay Plaza 2
183 Marsh Wall
London
E14 9SR
Telephone: 0845 080 1800
www.financial-ombudsman.org.uk
The Financial Ombudsman Service will handle most complaints you might have, but there are some instances that fall outside its authority. The Ombudsman's decision is binding upon us, but you are free to reject it without affecting your legal rights.
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How do I know if my cover has been accepted?
We will send you confirmation of your cover, and will forward your policy documents as soon as they are received from insurers.
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How can I renew my policy?
Approximately 4 weeks before your policy expires, we'll send you a renewal invitation by post which will give details of how to renew.
If you pay your premium by direct debit, we will automatically renew your policy, unless you contact us at least 3 days before your renewal date requesting us not to do so.
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Can I renew my policy on this website?
Unfortunately, we don't currently offer the facility of renewing your home insurance online. Instead to renew, please call us on 020 8648 8868
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Can I renew my policy if I haven't yet received my renewal invitation?
We'll send you a renewal invitation approximately 4 weeks before your policy expires. However, you can renew your policy in advance of receiving your renewal invitation by call us and agreeing acceptable terms and a payment method.
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What are Leaseholders responsible for?
In England, Wales and Northern Ireland the freeholder is normally responsible for sorting out buildings insurance for flats. This may be done by a management company appointed by the freeholder (or by the flat owners if they collectively own the freehold).
So if you own a flat, you usually pay for buildings insurance as part of the service charge. If you do, it's your right to see evidence of the policy and to inspect it. If you're not happy with your freeholder's choice of insurer, the Housing Act 1996 gives you the right to challenge it via a Leasehold Valuation Tribunal. The Leasehold Advisory Service can provide details and advice.
If it's up to you to find cover, check out the guidance on buying buildings insurance. Premiums are based on the property's rebuilding cost, so a house doesn't necessarily cost more to insure just because it has been converted into flats. As with house insurance, policies for flats can be bedroom-rated (where the amount of cover is based on the number of bedrooms) or sum-insured (where cover is based on the cost of your belongings). To find the best deal, get quotes for both.
Insurers prefer to provide buildings cover for the flats in a block under one policy, as it's easier to identify who is responsible for common parts like halls, stairways and the roof.
But sometimes each owner will be responsible for their own buildings insurance - if, for example, a building has been converted into two self-contained flats. And in Scotland, your title deeds determine whether you arrange the insurance yourself or collectively with other flat owners.

What about Tenants
If you rent your flat, your landlord (the leaseholder of the flat) is responsible for making sure the flat has buildings insurance, and usually pays for it.
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Should I use an agent to let and manage my property or can I do it myself?  
Whilst it is perfectly possible for you to let and manage your own property you may prefer to use the services of a managing agent.
It may be advisable to use an agent until you are confident about doing it yourself, or if you live a long way from your property. If you live abroad you will probably have no choice but to use an agent.  
Remember though, not all agents are all they seem - a DIY landlord can often do a far better job than an agent who is inexperienced - make sure your agent is experienced and preferably a member of one of the professional associations.

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Letting a house or flat - what is the law?  
When you let your residential property the tenancy will now automatically be an assured shorthold tenancy (AST) - unless you specifically agree another form of tenancy in writing. This means:
•    You have a guaranteed right to get your property back after 6 months
•    You can charge a market rent
•    You can get your home back before 6 months if the tenant does not pay the rent - must be at least 8 weeks owing.
•    Tenants can be evicted if they cause a nuisance to neighbours or damage your property.

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What about tenancies which started prior to 28 February 1997?  
•    Most tenancies which started before 28 February 1997 will be either assured shorthold tenancies, or assured tenancies.
•    If you agree a new tenancy with an existing assured shorthold tenant it will automatically be a shorthold - you do not have to serve notice that it will be a shorthold tenancy, as you did have to do before this date.
•    If you agree a new tenancy with an existing assured tenant, it will automatically still be assured - you do not have to give notice that it is not a shorthold.
•    An assured tenant has greater security of tenure than a shorthold tenant.
•    If the tenancy is an old Rent Act one (granted before 15th January 1989) it will be a regulated tenancy. This means that it is very difficult to evict tenants or to charge a market rent. It is not possible to turn a Rent Act tenancy into a shorthold by having the tenant sign a new agreement.

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How long must an assured shorthold tenancy last?  
The AST is for a minimum of 6 months. You can agree that it lasts for a set term, for example  6 months or 12 months, or you can leave the term open ended. Once the initial six month period ends you have the option of renewing a fixed term or allowing the tenancy to run-on, on a periodic basis, this being the rent period - monthly or weekly.

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How would I get my property back if things go wrong?  
•    You can end the tenancy at any time after 6 months, provided any fixed term you agreed has ended. You only need to give your tenant 2 months' written notice that you want your property back.
•    You can end the tenancy at any time on certain "grounds" set out in the legislation. These include rent arrears, anti-social behaviour, and damage by the tenant.

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What do I do if the tenant won't leave?  
Most tenants will. But if yours won't you must not under any circumstance try to evict or pressurise the tenant into leaving. You have to apply to the county court to get your property back. We can provide legal protection insurance that will pay solicitors fees to accomplish this.

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Can I leave my property empty?  
A property is far better let than being empty. It can cost several thousand pounds per year to have a property empty - in rent loss, council tax and additional insurance charges, deterioration and additional security. There is also a considerable risk of vandalism, squatting and complaints from neighbours. Most insurers will severely restrict cover or even refuse to cover empty properties. At 1 Stop Insurance we can source the most suitable cover dependent on your requirements.

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As a Landlord, what would I be responsible for?  
Typically:-
•    Repairs to the structure and exterior of the property, heating and hot water installations, basins, sinks, baths, toilet installations, pipes and service supplies to the property.
•    The safety of gas and electricity installations and appliances
•    General safety and fire safety of furnishings and furniture that you provide.
•    Arranging and paying building insurance and your contents - not the tenants' contents.
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What would my Residential Tenant be responsible for?  
•    Being Honest and truthful in the tenancy application
•    Paying a fair (market) rent
•    Paying the rent as and when agreed
•    In most cases paying the council tax and water/sewage charges; but if you pay these you can include the cost in the rent.
•    Bills for gas, electricity, telephone and TV license if you make this clear to your tenant at the outset.
•    Taking proper care of the property.
•    Arranging insurance for their own contents.
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What if my property needs renovation before I can let?  
You may qualify for a local authority renovation grant. Housing Associations sometimes help by providing grants and managing the property for you.  

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Who do I need to inform before letting my residential property?   
•    Your mortgage lender, if you have one.
•    Your freeholder, if the property is leasehold.
•    Your house insurance company or you may invalidate your policy
•    Your own landlord if you are a tenant yourself.
•    The local planning and building department, if you are changing the use of the property or part of it, or you are altering the structure.
•    If you are going to let your property on a multiple occupation basis - several independent tenants sharing one property - then you may need to register your property with the local authority as a House in Multiple Occupation (HiMO).  

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