Escape of water claims in Ireland: how loss assessor fees are calculated

What you are paying the assessor to do

On an escape of water file, the assessor's work usually includes reading the policy for sudden versus gradual wording, unoccupancy conditions and trace and access limits; obtaining or reviewing the leak detection report; documenting moisture spread with readings and photographs; preparing a schedule of repairs and a contents list; reviewing drying records; and negotiating with the insurer's loss adjuster until settlement.

In apartment buildings, the assessor may also coordinate with the management company's insurer and the neighbouring owner's insurer, which can add considerable time to a file that looks small at first sight.

Time spent on a water claim is driven less by the size of the leak than by how disputed it is. A claim where the insurer accepts a sudden burst and agrees the repair scope may need only a few hours of an assessor's time; a claim where the insurer argues the leak was gradual, or where several insurers are involved, can require repeated site visits, specialist reports and months of correspondence. Fee proposals should reflect that difference.

• Policy analysis and cause-of-loss argument
• Leak report review and trace and access claim
• Moisture mapping and drying oversight
• Repair schedule, matching and contents valuation
• Negotiation and settlement follow-up

Indicative euro fee bands

Fees of public loss assessors in Ireland are not regulated by an official scale. The table on this page reflects an indicative order of magnitude observed on the market, not an official scale, and firms are free to quote differently. Percentages generally fall as the settlement grows.

Indicative amounts, to be checked with each expert.

The effect of a high water excess

Escape of water excesses in Irish policies are often higher than the standard excess, and on some policies they are substantial. If the fee is calculated on the gross settlement before the excess, you pay a fee on money you never receive. Asking for the fee to be based on the net amount paid can noticeably reduce the cost on smaller claims.

Fee models and the fine print

The usual model is a percentage of the final settlement, paid from the insurer's payment. Alternatives include a percentage of the uplift achieved over an existing offer, which suits cases where the insurer has already made a reasonable but incomplete proposal, and a fixed fee for a simple, clearly covered claim.

Watch for a minimum fee, which can be significant compared with a small kitchen leak claim, and for charges for leak detection, moisture surveys or mould testing that may be billed separately. Fees are normally quoted exclusive of VAT at the standard Irish rate, which most households cannot recover.

When trace and access is in the claim

If the policy pays for trace and access, ask whether that part of the settlement is included in the fee base. Some firms include it; others treat it as a separate item. Because trace and access is often subject to its own limit, the difference may be modest, but it should be agreed in writing.

Can your policy pay part of the fee?

Professional fees cover in Irish household policies typically relates to architects, surveyors and engineers engaged to reinstate the property, not to a loss assessor negotiating on your behalf. Claims preparation costs are often expressly excluded in domestic policies. Some commercial and landlord policies include a limited claims preparation extension. Check the wording, or ask your broker for a written answer before assuming any reimbursement.

Scale of claim and scale of fee

A small leak under a sink, causing perhaps €5,000 of damage, often does not justify an assessor once the excess and a minimum fee are taken into account. A burst attic tank flooding two floors of a house can easily produce a claim of €40,000 to €100,000, and this is where disputes about drying, matching and gradual damage commonly arise. Large commercial escapes, such as a sprinkler discharge in a warehouse or a leak affecting several apartments, tend to be priced by negotiation with lower percentages.

For landlords, a further factor is loss of rent while the property is being dried and repaired. If the policy covers loss of rent, it can be included in the claim and, depending on the contract, in the fee base. Ask how the assessor treats this item before signing.

Worked example: frozen pipe in a Dublin terraced house

A pipe freezes and bursts in the attic, bringing down two ceilings and damaging floors, a kitchen and contents. The insurer initially offers €31,000, treating part of the damage as gradual. After the assessor provides a plumber's report and moisture records, the agreed settlement is €54,000 before a €1,000 escape of water excess, so €53,000 is paid.

At an indicative 9 % on the gross figure the fee is €4,860 plus VAT; on the net figure it is €4,770 plus VAT. On an uplift-only basis at 15 % on the €22,000 gained, the fee is €3,300 plus VAT. The example is illustrative only and does not predict any real outcome.

Comparing offers and avoiding pitfalls

Request written proposals from more than one firm and compare the fee base, rate, minimum, extras and cancellation terms side by side. Check that each firm is authorised by the Central Bank of Ireland and holds professional indemnity insurance. Ask how they would handle a gradual leak argument and how often they will visit during drying.

Be cautious of anyone guaranteeing a particular payout or advising you to describe the leak inaccurately; misrepresentation can void the whole claim. A transparent engagement letter and a realistic view of your case are what to look for.

On escape of water claims, the excess, the fee base and the minimum fee together decide whether an assessor is good value. expertdassure.com advises comparing these three points in writing before signing.