Posted: Wed Feb 09, 2005 12:34 pm
Recently I submitted an application for a BOP on a home based hair styling business. About 12 years ago she built the salon using an existing room in the rear of the house. The owner currently has the BOP with me, it's been 5 years and thought I'd give a go at one of the on-line quoting systems I just bought into.
While taking the application over the phone, on the plumbing and electrical update she answered no. I didn't quiz her about it but should have and should have just answered yes and given dates. The application was declined for no plumbing updates in the past 25 years. I called the applicant and quizzed them on the plumbing. The owner said 12 years ago they did have a new water installed and some electrical work done when the salon was built. They have lived in the house 14 years and could not attest to any updates before that. Also when the salon was built the local township had to inspect the work and safety of the dwelling before issuing a permit to allow the salon to open. So I sent this information in and was again declined because, "a water heater is not an update". Also they wanted to know if the local government plumbing and electrical inspectors are certified. Hm? I'm thinking to give a snide answer such as ..no they were car sales people before the government gave them the job of "inspector" and they know nothing about construction.
I would like to know (because a water heater update has never before been considered a non-update) what do you consider an update. I called the applicant and 12 years ago when they built the salon they had a salon style sink installed, they had to have plumbing run to the sinks. Maintenance items such as... about 4 years ago they had a small drip under the kitchen sink fixed by a plumber, new faucets in the second floor bathroom. If a water heater isn't an update, plus the new salon plumbing and the maintenance items, I am not sure what else would be an update?
I called a local plumbing contractor, a man I've known for 45 years, has been in the plumbing business for almost thirty years and owns one of the larger plumbing contractor businesses in my town. He has been published in plumbing magazines and produces consumer oriented information.
The guy knows his stuff and I asked him, what would you do to update an existing non - leaking plumbing system on a home. He said ...other than a new water heater he does not know of anything that he would consider a greater update that would lesson the risk of water damage. If a water heater isn't an update, what is an update and what or how many items must be renewed to be considered an update? Must all the copper be torn out and replaced with new copper?
As far as addressing if a government employed housing inspector is competent to inspect the work of a certified contractor or certify the safety of a house, I won't even go there.
I dropped the ball because I didn't quiz the owner on the plumbing. If I would have, I could have just put yes and the date of the new water heater. As a CSR at a local agency put it, know their hot points and phrase it the way they want to her it.
The owner said the agent that has the homeowners insurance on the house didn't give her such a hard time about the plumbing and electrical. Hm....what can I say? To be honest I've always brokered through local agencies and this is the first time using an on-line service. To be truthful...I've never had such a hard time either and I've insured much bigger, older and much more complicated operations than a one person salon in a home. Plus the owner does have HO on the dwelling. If a copper line goes under the kitchen sink....will the claim go against the HO or BOP? I would say the hazard was in the residence and should be paid by the HO. I guess you could take it to the nth degree and say yes but it could flood the entire home and damage things covered by the BOP. Ok what ever?
:huh:
While taking the application over the phone, on the plumbing and electrical update she answered no. I didn't quiz her about it but should have and should have just answered yes and given dates. The application was declined for no plumbing updates in the past 25 years. I called the applicant and quizzed them on the plumbing. The owner said 12 years ago they did have a new water installed and some electrical work done when the salon was built. They have lived in the house 14 years and could not attest to any updates before that. Also when the salon was built the local township had to inspect the work and safety of the dwelling before issuing a permit to allow the salon to open. So I sent this information in and was again declined because, "a water heater is not an update". Also they wanted to know if the local government plumbing and electrical inspectors are certified. Hm? I'm thinking to give a snide answer such as ..no they were car sales people before the government gave them the job of "inspector" and they know nothing about construction.
I would like to know (because a water heater update has never before been considered a non-update) what do you consider an update. I called the applicant and 12 years ago when they built the salon they had a salon style sink installed, they had to have plumbing run to the sinks. Maintenance items such as... about 4 years ago they had a small drip under the kitchen sink fixed by a plumber, new faucets in the second floor bathroom. If a water heater isn't an update, plus the new salon plumbing and the maintenance items, I am not sure what else would be an update?
I called a local plumbing contractor, a man I've known for 45 years, has been in the plumbing business for almost thirty years and owns one of the larger plumbing contractor businesses in my town. He has been published in plumbing magazines and produces consumer oriented information.
The guy knows his stuff and I asked him, what would you do to update an existing non - leaking plumbing system on a home. He said ...other than a new water heater he does not know of anything that he would consider a greater update that would lesson the risk of water damage. If a water heater isn't an update, what is an update and what or how many items must be renewed to be considered an update? Must all the copper be torn out and replaced with new copper?
As far as addressing if a government employed housing inspector is competent to inspect the work of a certified contractor or certify the safety of a house, I won't even go there.
I dropped the ball because I didn't quiz the owner on the plumbing. If I would have, I could have just put yes and the date of the new water heater. As a CSR at a local agency put it, know their hot points and phrase it the way they want to her it.
The owner said the agent that has the homeowners insurance on the house didn't give her such a hard time about the plumbing and electrical. Hm....what can I say? To be honest I've always brokered through local agencies and this is the first time using an on-line service. To be truthful...I've never had such a hard time either and I've insured much bigger, older and much more complicated operations than a one person salon in a home. Plus the owner does have HO on the dwelling. If a copper line goes under the kitchen sink....will the claim go against the HO or BOP? I would say the hazard was in the residence and should be paid by the HO. I guess you could take it to the nth degree and say yes but it could flood the entire home and damage things covered by the BOP. Ok what ever?
:huh: