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Cannabis Campaigners' Guide News Database result:
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CN BC: Landlords Warned Of Grow-Op Exemptions
ccguide Friday 03 Aug 2001 Pubdate: Tue, 31 Jul 2001 Source: Chilliwack Progress (CN BC) Copyright: 2001 The Chilliwack Progress Contact: Website: http://www.theprogress.com/ Details: http://www.mapinc.org/media/562 Author: Jennifer Feinberg LANDLORDS WARNED OF GROW-OP EXEMPTIONS Insurance companies are starting to exclude property damages caused specifically by marijuana grow operations, warns a local insurance broker. Although the exemption is not new, it is becoming more and more commonplace, he says. "The wording is there. It's always been there, it's just how you interpret it. There are exemptions for any property that is illegally acquired, kept, stored or transported," he says. "It just depends on each insurance company's assessment of the risk." More and more lately, insurance policies have declarations attached which specifically exclude damages caused by marijuana grow operations, he warns. "Once you start excluding the grow-ops, it sets a precedent for the courts," he says. There are an estimated 500 to 1,200 marijuana grow operations in the Chilliwack area, according to Chilliwack and District Crimestoppers Association statistics. "We estimate that this represents five to eight per cent of residential rental housing," says Dianne Darke, a local Crimestoppers board member. "Many landlords are unaware when they rent out a house that it may be used for a grow operation. This could leave a landlord totally responsible for the cost of damages to the dwelling." Crimestoppers and RCMP recommend diligent screening of prospective tenants and regular property inspections to prevent grow-ops from being set up. Many insurance brokers are now distributing information to landlords on how to recognize and prevent grow-ops, since the number of these operations has mushroomed in the last five years. "Landlords do have the right to inspect their properties with proper notice, but many don't think it could happen to them," says the local insurance broker. "I never tell the landlords what to do, but I know that if I was a property owner, I'd inspect the premises." These damages have cost the insurance industry a considerable amount over the years, he says. "I couldn't put a figure to it but a large number of claims have been paid out," he says. Much of the damage in a grow-op property is caused by the moisture, watering and fertilizing that the plants need, adds the insurance broker, who requested anonymity for fear of reprisals. "Some insurance companies are viewing grow-op properties as illegal operations and will deny the claim on that basis," he says. There are several telltale signs that a residence or property is being used as an illegal marijuana grow operation. They include indicators that the house is not going to be used for residential purposes: * Rent is paid 2-3 months in advance and in cash * Renters refuse to sign rental agreement * No references supplied * Walls removed to make more space * Electrical bypass assembly with lots of wires * Moisture damage * Window coverings in place all the time * Condensation on the windows "If you put some of these elements together, it usually signals that something is amiss," says Ms. Darke. "That's why it makes sense for landlords to conduct regular, physical inspections of the premises. They can even establish the practice of accepting the rent in person." The insurance officials agrees. "There's a lot of it going on," says the broker. "I feel sorry for landlords. When are they going to realize that they're really at risk?" - --- MAP posted-by: Beth
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