CILA Conference Copper & Robbers Theft of metals & unoccupied buildings. Paul Redington, Zurich Insurance Neil Baldwin, vrs Vericlaim

Transcription

1 CILA Conference 2013 Copper & Robbers Theft of metals & unoccupied buildings Paul Redington, Zurich Insurance Neil Baldwin, vrs Vericlaim

2 AGENDA (1) Introduction (2) Metal Theft - Background - The costs - Case example (3) Unoccupied Buildings - Background - Case example - Claims and Policy considerations (4) Risk Management and Solutions (5) Questions

3 (1) Introduction Metal Theft & Unoccupied Buildings The Perfect Storm

4 (2) Metal Theft Background The Tinkers Triangle Widely available target Low Risk Potentially high reward

5 (2) Metal Theft Background

6 (2) Metal Theft Background Types of cabling with metal content

7 (2) The Cost of Metal Theft Infrastructure Incidents by Company: JAN JULY 2011 British Telecom 780 CE Electric 943 E.ON 207 UK Power Networks (EDF) 942 Electricity North West 201 National Grid 86 Scottish & Southern Energy 35 Scottish Power 393 Virgin Media 440 Western/Midland Power Distribution 402 Grand Total 4429

8 (2) The Cost of Metal Theft The Zurich Experience Zurich have seen an overall rise in cost as a % of Net Written Premium YEAR Cost as %ge of NWP 0.74% 0.58% 2.15% 1.82% 2.17% 2.32% 2.57% 6.71% Zurich regularly see metal theft claims where the damage caused approaches 20% of the total value of the whole property. Zurich figures also show that metal theft from empty properties has lead to a 2,500% increase in the cost of claims valued over 25,000 since Source Zurich Real Estate Focus

9 (2) The Cost of Metal Theft The Zurich Experience YEAR K 25K- 50K 50K - 100K 100K + 71% 88% 20% 34% 35% 35% 30% 15% 7% 12% 9% 10% 11% 11% 10% 9% 0% 0% 20% 2% 17% 8% 21% 9% 22% 0% 51% 54% 37% 46% 39% 66% Largest Loss 138K 37K 764K 564K 370K 668K 520K 1.93M Source Zurich Real Estate Focus

10 (2) The Cost of Metal Theft Scope of Losses Direct reinstatement costs (i.e. replacing the metal) Collateral reinstatement costs (e.g. damage in consequence of theft, rainwater ingress, escape of water, gas explosions, fires, etc) Indirect costs (e.g. Loss of Rent) Other costs (e.g. travel delay/disruption, contractor pricing, etc, and ultimately premiums)

11 (2) The Cost of Metal Theft Case Example

12 (2) The Cost of Metal Theft It s not just Buildings

13 (3) Unoccupied Buildings Widely available target often from unoccupied buildings Power transmission cables Metal Roofing Manhole covers Gas canisters Copper wiring Catalytic converters Plumbing fixtures Beer kegs Railway cable Fencing and railings Bronze plaques and statues

14 (3) Claims for loss or damage in unoccupied premises

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16 Number of vacant retail properties reaches new high The vacant retail property count in the UK has reached a new high. The findings of the latest Vacancies Monitor, published by the British Retail Consortium (BRC), show that the national town centre vacancy rate in the UK was 11.3% in October 2012 (including high streets and shopping centres) the highest figure since the Monitor was established. The research shows some major national and regional differences in Northern Ireland the figure was 20.0%, in Wales it was 15.1% and in England, the North & Yorkshire recorded the highest vacancy rates (14.6%). Reference to a BCSC research report Empty Shops what does the future hold for town centres provides some concerning conclusions.

17 Structural drivers of higher voids Financial impact of voids Impact of recession on void rates Projection for void rates

18 (3) Case example

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24 (3) Claim and policy considerations Material facts on occupancy/ unoccupancy in part or full. Insurers often measure the importance by value and/ or location and/ or type of premises and/ or size of the Portfolio and/ or the security arrangements in place Unoccupied Buildings Warranty / Condition Precedent to Liability or Recommendations? Whenever a Building or portion thereof becomes unoccupied: Insurers not liable for. 500 of each and every loss Following action must be implemented All mains services except electricity supply to maintain fire and intruder alarm system must be turned off water completely drained Unless notified and agreed to the contrary.. An inspection internally and externally is carried out every 7 days 3) All letter boxes are sealed steps taken to prevent accumulations of mail 4) Buildings..secured against unlawful entry 5) Forcible and violent entry and / or exit must arise

25 Loss of rent in unoccupied premises Some policies exclude cover, others seek to have the Insured party demonstrate through documentation that a tenant was due into the premises at a given period after the loss occurred. The market rates need to be researched and the liability may be limited to the date on which the premises were reinstated or may continue until revenue returns to pre loss levels up to a maximum indemnity period. Ownership/ Responsibility for fixtures and fittings In the event the unoccupied premises has become vacant due to the tenant going into administration or declaring bankruptcy this can become as issue particularly if the landlord and or incoming tenant wish to occupy sooneafter. Referral to lease documentation and the interested parties understanding of the ownership situation is necessary.

26 Loss Adjuster Aide Memoire Unoccupied buildings in the domestic and commercial segments remains a challenge for Insurers Insurers attitude to unoccupied buildings differs considerably ( reference to some Insurers views ) Domestic unoccupancy rates in buy to let or holiday homes have increased Commercial unoccupancy rates in this segment remain high Check proposal / statement of facts / wording/ conditions and warranties Note there are more potential misrepresentation issues arising Note there are more claims for cash indemnity/ DMV settlements Loss of rent claims may present an issue Care and caution is needed in reserve setting Consider use of specialists Is there any potential for a recovery

27 Claims: (4) Risk management and Solutions Some Insurers exclude theft unless there is forcible and violent entry Increased excesses by endorsement have applied to theft of metal claims Discounts are awarded on premiums if alternate materials or marking solutions are used Risk management & Prevention: Alarms, Monitored CCTV & Site security Use of alternative materials Forensic marking solutions Low level risk reduction (inc concrete blocks

28 (4) Risk Assessment and Solutions What s Out There?

29 (4) Risk Assessment and Solutions One Approach Source Zurich Real Estate Focus

30 (4) Risk Assessment and Solutions - Legislation The Scrap Metal Dealers Act 2013 Replaces the outdated 1964 Act Licensing of dealers/national register Confirmed seller identity Reinforces ban on cash transactions Unlimited fines Ability to inspect and even close dealers Not the panacea

31 THANK YOU ANY QUESTIONS?

32 CILA Conference 2013 Copper & Robbers Theft of metals & unoccupied buildings Paul Redington, Zurich Insurance Neil Baldwin, vrs Vericlaim