Beware of rain not robbers

The onset of long, dark evenings often brings a surge in the number of burglaries, as thieves target empty homes, under the cover of night. But statistics from the insurance industry suggest the real danger comes not from criminals, but from the elements.

The onset of long, dark evenings often brings a surge in the number of burglaries, as thieves target empty homes, under the cover of night. But statistics from the insurance industry suggest the real danger comes not from criminals, but from the elements.

Two-thirds of home owners rank burglary as the greatest threat to their property, according to a survey carried out by insurer More Than. In fact, say industry statistics, break-ins account for just 26 per cent of insurance claims. Weather damage accounts for 30 per cent.

Not only is weather damage statistically more likely than a burglary, but losses are greater too, at least in financial terms. More Than says the average flood damage insurance claim is £5,000; the average claim following a burglary is £1,100.

John Hollis, the home insurance account manager at More Than, says the number of burglaries has fallen over the past few years. A relatively prosperous economy, coupled with greater awareness of security among home owners, accounts for the downward trend. "The insurers have asked householders to fit deadlocks and to get better security," he says. "That has helped to reduce the number of speculative burglaries, as it is harder to get into people's houses."

The trend for weather damage claims, though, is heading upwards. Flood damage peaked in 2000 and 2001, a phenomenon that insurers are linking to global warning. Since then, however, both the insurance industry and the Environment Agency, which is responsible for flood defences, have improved their techniques for calculating the risk of major floods. Anyone buying a house can obtain reasonably detailed information about whether the property is on a flood plane.

More difficult to predict, though, are flash floods. Ian Crowder, a spokesman for the broker AA Insurance Services, says flash floods can occur in areas with no history of flooding. The causes might be localised, such as a blocked storm drain. Flash floods are a serious problem: More Than puts the cost of a flood at £10,000 to £15,000 in lost possessions and damage to the property itself.

High winds are another growing area of concern for insurers, as they uproot trees and damage roofs. Sometimes there is little a home-owner can do to prevent further damage, such as during a storm. But acting quickly to carry out repairs, as well as regular maintenance, can prevent a problem from becoming worse. Home-owners should act before winter sets in to check drains, down-pipes and gutters, and inspect roofs for loose or missing tiles. If necessary, they should employ a reputable contractor to sort out any problems as preventative maintenance is far cheaper than repairs after a roof leaks in a storm.

Maintenance and repairs are less appealing than a new kitchen or interior decor scheme, but a well-maintained property will be easier to sell, and more likely to fetch its asking price. A good surveyor will spot problem areas such as poor drains and guttering, and buyers will want to reduce their offers to reflect the cost, and trouble, of putting them right.

In extreme cases, poor maintenance could invalidate an insurance claim. If an insurance company's loss adjuster finds that a roof was not kept in good order, to take one common example, the insurer might reduce the amount of any claim or refuse to pay out altogether.

Insurers call this "contributory negligence". Just as a home owner who fails to lock up their property when they are away cannot expect a full pay-out from a burglary claim, so claims will be reduced for poorly maintained properties. Sometimes the cost of simple repairs such as fitting covers to rainwater drains, can cost just a few pounds. A further is under-insurance. Contents insurance premiums have risen, although not dramatically, over the past two to three years, not least following the floods in 2000 and 2001. Those for buildings insurance, according to AA Insurance Services, have risen by less than one per cent over the past 10 years.

What has risen, though, is the value of goods in our homes, as well as of items such as fitted kitchens. These, because they are fixed, are treated as part of the buildings, not contents insurance. If a householder expects full compensation for weather damage to their home, they will need sufficient cover. If the cover falls short, insurers are within their rights to scale down the claim.

This means that home owners should keep an accurate list of possessions. Although the cost of goods, such as televisions, DVD players and PCs has fallen significantly over the last few years, the same cannot be said of fittings such as kitchen units. And in much of the country, not just the South East, labour rates for skilled tradespeople have shot up too. Home-buyers should ask their surveyor for the right sum for buildings insurance - often referred to as the rebuilding cost. It is worth checking with the insurance company or broker, as a small extra premium can save a significant amount if there is a claim.