Building Accident Expertise – Prop Trust Verified

1. Typology of Real Estate Accidents

Building incidents represent a market formore than 15,000 million euros annuallyonly in Spain in insurance compensation. At Prop Trust Verified we have managed claims assessments in more than 400 buildings, with total compensation exceeding 180 million euros.

The typology of real estate accidents is classified into five broad categories:

• Fires:28% of the claims, but 45% of the amount compensated (due to the severity of the damage).
• Flood and water damage:35% of the claims, 20% of the amount.
• Atmospheric phenomena:22% of accidents (hail, wind, snow).
• Structural damage:8% of the claims, but 25% of the amount (due to complexity).
• Others (impacts, vandalism, etc.):7% of accidents.

2. Building Fire Expertise

Fires are the most complex incidents to assess due to the massive destruction of evidence. A rigorous forensic examination must follow a strict protocol:

2.1. Immediate Phase (0-72 hours)

• Scene Preservation:Avoid alteration of evidence. Coordination with firefighters and scientific police.
• Photographic and videographic documentation:Thousands of geolocated and time-stamped photographs.
• Identification of the point of origin:Analysis of burning patterns, V-patterns, differential calcination.
• Sample collection:With certified chain of custody for laboratory analysis.

2.2. Analysis Phase (1-4 weeks)

• Accelerant analysis:Gas chromatography to detect flammable liquids.
• Electrical analysis:Microscopy of fused conductors to distinguish short circuit cause vs. effect.
• Structural analysis:Evaluation of damage to load-bearing elements (concrete, steel, wood).
• 3D reconstruction:Digital modeling of the building for fire spread analysis.

23. Damage Quantification

Quantification of fire damage includes five components:

1. Direct material damage:Reconstruction or repair of the building.
2. Content:Furniture, equipment, stock.
3. Demolition and debris removal:Typically 10-15% of the rebuild cost.
4. Technical fees:Architects, engineers, experts (5-8% of the total cost).
5. Pérdida de alquileres o uso:During the reconstruction period (typically 6-24 months).

3. Inundaciones y Daños por Agua

Los daños por agua son los siniestros más frecuentes pero con mayor variabilidad en su cuantificación. La clave está en identificar el origen y cuantificar los daños ocultos.

3.1. Tipología de Daños por Agua

• Rotura de tuberías: La causa más frecuente (45% de los siniestros por agua).
• Filtraciones de cubiertas y fachadas: 25% de los casos.
• Inundaciones por fenómenos naturales: 20% (DANAs, riadas).
• Averías en instalaciones: Lavadoras, calentadores, sistemas de climatización (10%).

3.2. El Peligro de los Daños Ocultos

El mayor riesgo en siniestros por agua son los daños ocultos que aparecen semanas o meses después del siniestro:

• Moho y hongos: Aparecen en 24-48 horas si no se seca correctamente. Pueden causar problemas respiratorios graves.
• Corrosión de armaduras: En forjados y pilares, el agua acelera la oxidación del acero.
• Delaminación de materiales: Pavimentos, revestimientos, falsos techos.
• Daños eléctricos: Cortocircuitos diferidos en instalaciones afectadas.

3.3. Metodología de Secado y Descontaminación

Un secado incorrecto puede multiplicar por 10 el coste final del siniestro. La metodología profesional incluye:

1. Extracción de agua: Bombas sumergibles, aspiradoras industriales.
2. Deshumidificación: Deshumidificadores industriales (capacidad 50-200 litros/día).
3. Ventilación forzada: Extractores de aire, ventiladores axiales.
4. Termografía de control: Seguimiento diario de la evolución de la humedad.
5. Tratamiento antimoho: Biocidas certificados para prevención de colonización.

4. Colapso Parcial o Total

Los colapsos estructurales son los siniestros más graves y complejos. Requieren una investigación forense exhaustiva para determinar causas y responsabilidades.

4.1. Causas Más Frecuentes de Colapso

• Sobrecarga no prevista: 35% de los casos (modificaciones sin cálculo estructural).
• Defectos de construcción: 25% (armaduras insuficientes, hormigón de baja calidad).
• Patologías no tratadas: 20% (corrosión, asentamientos, humedades).
• Fenómenos naturales: 15% (terremotos, inundaciones, vendavales).
• Otros (impactos, incendios): 5%.

4.2. Investigación Forense de Colapsos

La investigación de un colapso estructural requiere un equipo multidisciplinar:

• Ingenieros estructurales: Análisis de la secuencia de fallo.
• Geotécnicos: Estudio del groundand foundation.
• Materials:Testing of concrete, steel, wood.
• Surveyors:3D survey of the remains.
• Forensics:Chain of custody of evidence.

4.3. Determination of Responsibilities

In a collapse, responsibilities may be multiple and concurrent:

• Promoter:Liability for 10 years (LOE art.19).
• Designer:Liability for design defects (10 years).
• Builder:Liability for defects in execution (10 years).
• Construction manager:Solidarity liability with builder.
• Owner:Responsibility for lack of maintenance.
• Administrations:Liability for improper licenses.

5. Chain of Custody and Forensic Evidence

The chain of custody is the most critical element in any accident assessment. A broken chain of custody can invalidate a complete expert report, even if the technical conclusions are correct.

5.1. Chain of Custody Principles

1. ID:Each piece of evidence must be uniquely identified (number, date, time, location).
2. Harvest:With techniques that preserve integrity (gloves, sterile containers, etc.).
3. Packaging:In containers appropriate to the type of evidence (metallic for flammable, airtight for biological).
4. Labeled:With complete information of the collector, date, time, location.
5. Transport:With registration of intermediate custodians and transport conditions.
6. Storage:In secure facilities with restricted access and check-in.
7. Analysis:In accredited laboratories (ISO 17025) with validated methods.

5.2. Photographic and Videographic Documentation

All evidence must be documented photographically with:

• EXIF metadata:Date, time, GPS location, camera.
• Metric witnesses:Rules, coins, reference objects.
• Panoramic photography:General context of the scene.
• Detail photography:Specific evidence with maximum detail.
• Video:Complete tour of the scene with narration.

5.3. Forensic Expert Report

The expert report of an accident must contain:

1. Identification of the expert:Credentials, experience, certifications.
2. Object of the expert opinion:What has been assessed and for what purpose.
3. Methodology:Techniques and equipment used.
4. Chronology:Sequence of expert actions.
5. Findings:Documented evidence.
6. Analysis:Technical interpretation of evidence.
7. Conclusions:Cause of the incident, quantification of damages.
8. Annexes:Photographs, plans, laboratory tests, certificates.

6. Claims to Insurance Companies: Keys to Success

Experience shows us that insurers initially offer between50% and 70%of the real value of the incident. A well-founded independent expert opinion can increase compensation by between 30% and 80%.

6.1. Frequent Errors of the Insured

• Declare the incident late:Many policies establish deadlines of 7 days.
• Failure to preserve evidence:Clean or repair before inspection.
• Accept the first offer:It is usually insufficient.
• Do not hire your own expert:The insurance company's expert defends its interests.
• Failure to document damage:Without evidence, there is no claim.

6.2. Negotiation Strategy

1. Independent expertise:Hire your own expert immediately.
2. Comprehensive documentation:Photographs, invoices, budgets, witnesses.
3. Formal claim:In writing, with acknowledgment of receipt, detailing damages and quantification.
4. Technical negotiation:Meetings with the insurance adjuster, defending the expert opinion.
5. Mediation:If there is no agreement, go to the DGSFP Complaints Service.
6. Arbitration or judicial means:As a last resort.

6.3. The Party's Expert vs. the Insurance Company Expert

It is essential to understand that the insurance expertdoes not defend the interests of the insured. Its function is to quantify the damages from the perspective of the insurer, which seeks to minimize compensation.

The party expert (hired by the insured) exclusively defends the interests of the insured, guaranteeing that the compensation covers all actual damages.

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