If your property stands unoccupied for more than a specified number of consecutive days, your buildings and contents insurance could be at risk. Here, Cover4LetProperty explains why this matters and what options are available to protect your investment.

The background

Insurance providers assess risk carefully when offering a policy. If the risks associated with a property change, they usually require the chance to reconsider the terms of cover. Where the risks increase, they may insist on a different type of policy.

This principle applies across all forms of insurance – including property.

If your property moves into what is termed “unoccupied status”, the risks change enough that insurers will normally require specialist unoccupied property insurance. If you fail to notify your insurer that no one is living in your property and continue relying on a standard policy, any subsequent claim may be declined.

For more on this, see our Guide to unoccupied property.

Why risks change

An unoccupied property is more vulnerable to:

• Burglary and vandalism – criminals are quick to spot when a property is left empty;
• Undetected damage – something as small as a leaking pipe or faulty boiler could go unnoticed, potentially leading to serious damage;
• Weather-related issues – in winter, frozen or burst pipes are a particular concern, alongside storm damage or roof leaks;
• Squatting – although less common, empty properties may attract squatters, creating costly and complex problems for owners.

These increased risks explain why insurers treat unoccupied properties differently.

Seasonal risks to consider at winter

Winter often heightens the risks for empty homes:

• Frozen and burst pipes: low temperatures can quickly turn an empty home into a costly repair project if water systems aren’t maintained;
• Storm damage: high winds and heavy rain can dislodge tiles, flood basements, or bring down fences and outbuildings;
• Christmas absences: many homes stand empty for days over the festive period while owners travel – making them easy targets for burglars;
• Power cuts and heating failures: unnoticed outages may lead to damp, mould, or heating systems failing at the coldest time of year.

You can read more about seasonal considerations in our winter property maintenance blogs:

• Protecting your empty property over winter
• Winter-proof your garden
• Getting your property winter-ready.

Reasonableness

Insurers understand that homes are not occupied every single day. That’s why standard landlord insurance or owner-occupier policies typically allow for short gaps in occupancy – such as holidays, tenant changeovers, or business trips.

Most policies specify a maximum period (usually between 30 – 45 consecutive days but this may vary depending on your insurance provider) where cover remains in place. Beyond this limit, the property is officially classed as unoccupied and will require specific unoccupied property cover.

If you’re a landlord, you can read more about this in our landlord insurance FAQs.

Landlords and owner-occupiers

The rule applies to both landlords and owner-occupiers. Importantly, the reason for the property being unoccupied usually makes no difference:

• Landlords may face a gap while searching for new tenants, or if a tenant has left the property empty while paying rent during a long holiday;
• Owner-occupiers may be unexpectedly delayed abroad, on a business trip, or away visiting family over the festive season.

In both cases, the property is classed as unoccupied, and you’ll need specialist empty property insurance cover to maintain protection.

How unoccupied property cover protects you

Specialist unoccupied property insurance ensures your building and contents remain protected against the most common risks – burglary, fire, flood, escape of water, storm damage, and liability claims.

Policies are typically flexible, allowing you to choose between short-term cover (often available in 3, 6, 9, or 12-month periods) depending on how long your property is expected to stand empty.

Practical steps for property owners

If your property is likely to be unoccupied for more than the period stated in your insurance policy:

1. Notify your insurer immediately;
2. Arrange unoccupied property cover to maintain protection;
3. Secure the property – fit locks, alarm systems, and consider using timed lighting;
4. Visit regularly or arrange for an agent to inspect on your behalf. Many insurers require regular, logged inspections – check your policy for what you need to do;
5. Do note your insurance policy may require you to keep your property at an ambient temperature.

You can also read our Guide to protecting your property for more advice.

Paying attention

The unoccupied property clause is standard in most policies, and overlooking it could leave you uninsured at the very time you need protection most.

Whether you’re a landlord between tenancies or an owner-occupier away for work or travel, make sure you understand your obligations and arrange the most appropriate cover in good time.

Unoccupied property insurance FAQs

How long can my property be empty before insurance is affected?

Most standard home insurance or landlord insurance policies typically allow 30–45 consecutive days. Beyond this, you will need specialist unoccupied property insurance.

What if my tenants are still paying rent but not living in the property?

The property is still classed as unoccupied, and you’ll need specialist cover – regardless of whether rent is being paid.

Can I get short-term unoccupied property insurance?

Yes. Policies are flexible and often available in blocks of 3, 6, 9, or 12 months, depending on your needs.

Do I need to visit the property regularly?

Yes. Many insurers require visits every 7–14 days to check the property is secure and to ensure minor issues don’t escalate.

Whether you’re a landlord facing a long void period or a homeowner leaving your property empty for a few months, understanding when a property is officially classed as ‘unoccupied’ can save you from unexpected insurance issues, council tax surprises, and costly repair bills.

The term might sound simple, but in legal and insurance terms, an unoccupied property can mean different things depending on the circumstances – and getting it wrong could invalidate your property insurance cover.

Here’s what you need to know.

What does ‘unoccupied’ really mean?

Many UK home insurance providers define a property as unoccupied or empty when it has been left without inhabitants for 30 to 60 consecutive days (the exact number varies by insurer). This applies whether the property is furnished or not.

Common examples include:

• a landlord between tenants;
• a homeowner staying abroad;
• a property undergoing renovations;
• a home in probate awaiting sale or transfer.

While a property may look lived in, if no one is sleeping there overnight for an extended period, legally it may be considered unoccupied.

Why does unoccupied status matter?

The biggest concern is insurance. Standard home or landlord insurance policies typically exclude cover for certain risks – such as theft, vandalism, water damage, and fire – if the property is deemed unoccupied and you haven’t informed your insurer.

This is because empty properties face higher risks:

• a burst pipe or roof leak may go unnoticed for weeks;
• vacant homes can attract squatters or antisocial behaviour;
• there’s a greater chance of break-ins or arson.

Without suitable unoccupied property insurance cover, you could find yourself footing the bill for damage or a denied claim.

Further reading: Guide to Unoccupied Property.

Unoccupied property during probate

If you’ve inherited a property or are acting as an executor, you may find yourself managing a home that sits empty for months. In the eyes of insurers, this still counts as an unoccupied property.

You’ll typically need to:

• inform the insurer that the property is unoccupied and in probate;
• arrange specialist unoccupied property insurance;
• take reasonable steps to secure the home and prevent damage (e.g. draining water systems, regular checks – these may also be obligations under your empty property insurance cover, so ensure you know what your responsibilities are).

What about renovation projects?

If you’re undertaking major renovations, your property may also be classed as unoccupied – even if contractors are regularly on site. This is especially the case if:

• you’ve moved out temporarily during the works;
• the property is structurally altered (e.g. removing walls or the roof);
• there is no usable kitchen or bathroom.

Standard home insurance generally does not cover buildings undergoing significant renovation. You’ll likely need a renovation insurance policy or to extend your cover with your existing provider to include empty property protection.

Further reading: Guide to Renovating.

Void periods for landlords

If you’re a landlord, your property may be classed as unoccupied between tenancies. Even a short gap could breach your policy terms if not disclosed.

Key steps:

• check how long your landlord insurance allows for void periods;
• notify your provider if your property will be empty for more than the specified time.

Council tax and empty homes

Unoccupied homes can also attract council tax charges – and increasingly, penalties.

In England, for example, councils can:

• apply full council tax after two empty months;
• impose premiums of up to 4 times your normal council tax bill for a property left empty for more than 10 years;
• withdraw discounts depending on local policy.

There are exceptions for properties undergoing major repairs or in probate, but you’ll need to apply for relief and keep the council updated.

Know your obligations under your unoccupied property insurance

When insuring an empty home, it’s not just about having the most suitable policy in place – it’s also about understanding and meeting your obligations as a policyholder.

Failing to follow the terms and conditions of your unoccupied property insurance could mean a claim is refused, or even that your cover becomes void. Typical obligations may include but are not limited to:

• Regular property inspections

Many insurers require the property to be visited at regular intervals. These visits must be logged and, ideally, photographed or documented, especially in the event of a future claim.

• Maintaining minimum security standards

Insurers may insist on specific security measures being in place, such as approved locks on doors and windows, alarms, or CCTV. Check whether your policy outlines any requirements for additional security if the home will be vacant for an extended period.

• Switching off utilities

To reduce the risk of water damage or fire, you may be required to turn off mains water and gas or drain down the system. In winter, some policies instead allow for heating to be maintained at a low level to prevent frozen pipes – but you must follow the specified instructions.

• Prompt reporting of issues

If you or a representative notice any damage during a property check, it should be reported to your insurer without delay. Waiting until the next inspection or allowing the problem to worsen may impact your ability to claim.

Always read your policy schedule and terms and conditions carefully, and speak to your insurance provider if you’re unsure about any of the requirements. Keeping detailed records and staying compliant can make all the difference if you ever need to make a claim.

Further reading: Guide to Protecting your Property and Technological solutions for monitoring unoccupied properties.

Getting the most suitable unoccupied property insurance

Understanding when a property is legally considered unoccupied – and acting on it – can protect your finances, meet your legal responsibilities, and avoid unnecessary stress. Whether you’re dealing with probate, a renovation, or a tenant void, the key is to be proactive.

Specialist unoccupied property insurance gives you peace of mind when a home is left empty. If you’re unsure what cover you need or how long your property can remain unoccupied under your existing policy, speak to us today.

Disclaimer: This article is for general information purposes only. While every effort is made to ensure the information is accurate and up to date at the time of publication, regulations and insurance terms may change. Always consult with your insurance provider or a qualified adviser before making decisions regarding your property.

If you own a second home, you also have ready access to extra earnings by letting it out from time to time. Though it’s likely to be an attractive way of generating additional income, remember that letting the holiday home is likely to change your responsibilities and risks as far as your holiday home insurance is concerned.

Be aware that your current second home insurance may not be adequate to meet your needs once the property is let. Let’s see why.

Why letting your holiday home changes your insurance requirements

Even though you might be letting out your holiday home only once in a while, the property’s designated use switches from personal residential to commercial use.

Under that new class of use, the property is exposed to different, additional risks such as:

• the public liability you may face in the event of injuries to paying guests or damage to their property;

• the risk of malicious or accidental damage caused by your temporary tenants; and

• the greater risks posed by a likely higher than usual rate of occupancy.

These critical changes in circumstance will make the world of difference to your holiday home insurance in the UK. Choosing the most appropriate holiday home insurance cover is important.

What does UK holiday let insurance typically include?

The principal headings are likely to be familiar to other types of property insurance – but the risks are specifically targeted towards letting your holiday home and may include the following:

• buildings insurance is at the heart of holiday let insurance, for instance, and typically is designed to protect the structure and fabric of the property against loss or damage;

• contents insurance may be especially important if your holiday home is a furnished let;

• public liability insurance offers vital indemnity against claims from guests or tenants who have suffered an injury or had their own property damaged;

• loss of rental income if an insured event (such as a fire or flooding) leaves your holiday home temporarily unusable;

• malicious or accidental damage caused by your tenants (typically available as an optional extra to standard holiday let insurance).

Depending on your chosen policy, there may be specific exclusions – such as damage caused by visitors’ pets, the exclusion of cover during parties held in your holiday home, or restrictions on long-term letting.

Occasional letting vs. regular letting – why it matters

If family and friends occasionally use your second home, you may still want the advantages of safeguarding the property with holiday let insurance.

If you are letting more regularly and advertising on platforms such as Airbnb, VRBO or Booking.com, an insurer is likely to classify your property as a holiday let business – and you will therefore need some form of short-term let insurance. Some insurers may also ask to know how many weeks a year you intend to let your second home.

In any event – and as with all insurance matters – the validity of any cover depends on your answering all material questions honestly and accurately.

Airbnb and holiday platforms: what their host guarantees don’t cover

If you are advertising on the Airbnb platform, is insurance for Airbnb available? You will have noticed that Airbnb offers what it calls a Host Guarantee. But the platform itself recognises that the Host Guarantee – which is not a regulated insurance product, offers only limited liability, and falls short of comprehensive cover – is no substitute for holiday let insurance.

Tips for insuring a holiday let property

UK holiday homes are there to be enjoyed – and by arranging the appropriate holiday let insurance, you can do just that.

A specialist insurer with expertise and experience in second home insurance is well-placed to find you the cover that brings security and peace of mind – just remember to be honest and open about just how the property will be used.

Further reading: Guide to UK holiday homes and How to choose the most appropriate UK holiday home insurance.

Want the latest landlord and UK property news? Then just read on. Here we’ll lift the lid on just some of the headlines …

Landlords urged to sign Stamp Duty reform petition

Advocates for landlords are calling for a revision of the rules governing the payment of Stamp Duty, as explained in a story on the Landlord Zone on the 31^st of July.

Under the current rules, Stamp Duty must be paid in full within a maximum of 14 days following completion of the property transaction. Speaking on behalf of landlords, the campaigners are calling for the possibility of buyers spreading that cost over two to five years.

They argue that the current rules are constraining activity in the housing market and that easing the time limit for meeting Stamp Duty liabilities would unlock buyer demand – including that of landlords looking to invest in further property to let.

The petitioners also argue that such a move would help demonstrate the government’s commitment to maintaining a healthy private rented sector.

‘Disastrous exodus’ of landlords accelerating

An article by the National Residential Landlords Association (NRLA) on the 1^st of August suggests that the continued exodus of landlords from the private rented sector will be “disastrous for tenants”.

According to analyses by the NRLA, the sale of property by landlords quitting the buy to let market is the single most important reason for tenancies ending. The ending of a tenancy, in turn, adds to the likelihood of homelessness on the part of the displaced tenants.

Homes that are sold might later come back to the rental market, but this is little comfort for the tenants who had been forced to move.

That problem is given as a further reason for the government to intervene and do more for private sector landlords.

Zoopla House Price Index for July

Zoopla’s house price index for July highlights an active housing market in which demand is high, sales have grown, and there is a record number of homes on the market.

Despite those positive indicators, however, average house prices have grown by only 1.3% in the past 12 months – from £265,050 to £268,400, a difference of just £3,350.

How much is a sea view worth?

Many of us may be attracted to the romance of a home with a sea view – but how much is that privilege likely to cost? An analysis by the online listings website Rightmove came up with some answers in a posting recently.

The survey compared the average price of homes without a sea view versus those with a sea view, and ranked the results according to each region of the UK.

The results showed that across the country as a whole, buyers are prepared to pay a premium of £88,107 for a sea view – the 32% difference between the average price of a home with a sea view of £363,181 and one without £275,074.

Perhaps the most surprising result, however, was that in the East Midlands, homes with a sea view could command an average price of £428,330 compared with £254,544 for a non-sea view – a difference of £173,786 or 68%.

The sea view premium seems to be relatively modest in the south east of England, where homes within sight of the coast attract an average price of £367,209, whereas those without cost £300,612 – a difference of only £66,597 or 22%.

If you are a landlord looking for the best let property insurance, then you may be keen to achieve this while still keeping to a sensible budget.

There may be few people these days, in any walk of life, able to disregard cost implications completely. With something like buy to let insurance however, it may be important to ensure that you do not sacrifice levels of cover in an attempt to save a bit on premiums.

Since properties and landlords are all different, you may find that policies for home insurance for landlords may also vary considerably from one policy to another and one provider to another.

The best landlords’ insurance for you

It is extremely important to note that the policy that turns out to be the best let property insurance cover for one landlord may be very different to the solution that you feel may be best for you.

This is because everyone typically has different requirements for their cover, in terms of the price they pay and the elements of protection they need. So, what may be the best landlord insurance for one landlord may not be the right insurance cover for you.

All in the eye of the beholder

The problem is that what may appear to be the best landlords cover to someone else, may not appear to be so to you.

There are so many variables that a discussion of what is best, in abstract, is virtually impossible or at least, misleading – it simply depends too much upon your individual circumstances and set of requirements.

There may be two lessons to be taken from this:

• insurance providers that claim to be offering the best let property insurance without knowing your own unique situation beforehand may be using a little advertising licence;
• it may be difficult to establish what let property insurance is suitable for you without thinking about what’s important to you in cover terms.

Let’s assume for the sake of illustration that you have a large Georgian or Victorian period property that you are letting out.

Such properties, in some areas of the country, may be rather more prone to subsidence problems than more modern properties. That may mean that you regard subsidence cover to be an essential part of any landlords cover you purchase. Whereas another landlord with a different property type in an area not known for subsidence may not think that element of protection so important.

As another example, perhaps you have previously had a negative experience with tenants that have maliciously damaged your property. If that’s the case, you may regard cover against malicious damage by tenants to be essential.

Comparing buy to let insurance quotes

You may feel that having the best let property insurance is important to you, as a landlord, if you are to protect your financial investment in your buy to let property.

Your selection criteria for the best let property insurance may be very different to those of another landlord.

It might be possible, for example, to decide on a particular insurance for landlords’ policy based on price:

• you may believe that the best policy is the one which is the cheapest;
• on the other hand, you may think that the most expensive must be the best because it may offer you more in terms of policy features and benefits.

When it comes to landlord insurance though, the reality may be that price alone just may not give you enough information to make a decision on what is or is not the best let property insurance.

Each and every buy to let insurance policy is likely to be different and comparing price alone will tell you nothing about the protection that the various policies offer for your buy to let property.

Comparing the cover offered

To identify the most suitable buy to let insurance quotes, therefore, you need to look at more than just the price of the premiums and compare what is actually covered by different policies.

How you decide what is the most appropriate let property insurance quote may depend on a number of factors, including the type of property you have, whether or not you let it on a furnished basis and of course, your own personal preferences for your buy to let insurance. A few of the features you may wish to look out for may include:

• if a tradesperson has to be called to fix a problem in your property, then it may well be the case that the repairs are covered by your landlord insurance cover – damage that this person may have to cause to your property while trying to locate the original problem and rectify it, may not be, unless your buy to let property has trace and access cover included;
• losing rental income if your tenants have to move out of your property while repairs to damage caused by an insured event are carried out may be a serious concern for you, however, a policy which might provide for loss of rental income may be a solution;
• providers may take different views about which features of cover are provided as standard and which may be optional and only available at an extra cost – two examples of such may be subsidence and malicious damage by tenants and if you feel strongly about either one, it may be worth looking out for a policy where these are offered as standard;
• does the level of cover for third party or public liability indemnity appear adequate to you – some policies may be more generous in this respect than others and if you are sued for damages and there is a shortfall in the cover provided by your policy, then you may be personally responsible for the remainder;
• what you may consider to be the best insurance for your buy to let property may not be the same as another landlord, who may have a different set of requirements;
• using a service to find a landlord’s insurance quote online – or over the telephone if you prefer – we can help you to find appropriate let property insurance quotes for your situation.

You may consider some of these potential differences in cover offered in landlord insurance policies to be essential parts of the cover you would expect to obtain. Some landlords, on the other hand, may be less concerned one way or another.

We may be able to help you find the most appropriate landlords cover for your own very particular set of circumstances. We understand only too well that, at the end of the day, what is the best let property insurance for you may not be the best for someone else.

Other points to look for

There are a number of additional considerations you might want to keep in mind in your search for a buy to let insurance quote:

Contents cover

• you may find that the policy provider’s position on landlords’ contents cover may vary and some may be closer to your idea of what is appropriate than others.
• landlords’ contents cover for a buy to let property may typically come on either a new for old or market value replacement basis. Which is suitable for you will depend on factors such as the quality and age of those furnishings and how much you would be prepared to pay yourself to replace them if the need arose.

Legal fees and expenses

• some let property insurance policies may also provide paid-for cover options for certain elements of any legal fees that you may incur, though this typically may not include costs relating to rent recovery or eviction proceedings.

Flood insurance

• if your property is located in a known flood-area, it may be important to verify the position of your insurance because some policies may impose restrictions on policyholders with properties in such areas.

Read the terms and conditions of your policy carefully

You don’t need to be a perfectionist to want the best let property insurance that your money can buy.

As with all insurance, the terms, conditions and policy features and benefits of your let property insurance are critical – so read them carefully.

These may prove to be important to you in the event you need to make a claim, so it is important that you read them closely to ensure they are sensible in your context.

There may be no such thing as a typical landlord and there may equally be no such thing as typical buy to let landlord insurance. What would constitute the best buy to let property insurance for you may be totally unsuitable for another landlord with a different set of criteria.

Using our site, where you can compare let property insurance policies and get expert advice if required, may help you get the most suitable buy to let landlords’ insurance for your own particular circumstances.

Bearing these pointers in mind may help you find the most suitable let property insurance policies around – thereby allowing you to make an informed decision as to which one is the most appropriate for you.

Of course, we are always on hand to source your landlord insurance quotes if you prefer, so please give us a call on 01702 606 301. We’d be delighted to help.

If you’ve a spare room or are planning to leave home to take your own holidays, Airbnb offers a relatively easy way of earning some extra cash.

But for all the millions of successful overnight stays, however, Airbnb hosts also have their fair share of horror stories – when seemingly “lovely” guests nevertheless leave their host’s home in a terrible state, costing thousands of pounds to put right.

Insurance

If you are planning on Airbnb-ing your own home, of course, you want to be counted among the millions of success stories rather than have the rogue guest or guests from hell – the trouble is that it might be difficult to tell them apart, until it’s too late.

That is why Airbnb-ing your home goes hand in glove with your arranging suitable Airbnb insurance to safeguard the precious contents of your home – not to mention its fittings, fixtures and furniture – against damage or even theft by irresponsible guests.

If you don’t get Airbnb insurance, you cannot rely on your standard home buildings and contents cover to protect you. This is because your home insurance is not designed to cover business practices, such as letting to Airbnb guests.

In fact, if you do use your property for Airbnb and don’t tell your home insurance provider, you could find that your current buildings insurance cover may even lapse.

What’s more, some policies may contain exclusions for short-term lets – especially if you’re only hosting occasionally. That’s why it’s essential to check the small print and speak to your insurer before listing your property online.

What about the Airbnb Host Guarantee?

Airbnb itself is well aware of the potential for a small handful of guests to cause damage to a host’s home and, therefore, offers a so-called Host Guarantee programme designed to compensate householders for damage that is caused in excess of any security deposit the host was prudent enough to require.

The maximum amount of compensation – some $3 million (approximately £2.26 million) – might appear generous enough, but it specifically excludes liability claims against you by guests who have been injured or had their property damaged, theft loss or damage to your cash or securities, jewellery, artwork, collectables, etc.

Neither does the Host Guarantee cover against what Airbnb designates fair wear and tear.

It’s also worth remembering that the Host Guarantee is not an insurance policy. It’s a discretionary programme, which means claims can be denied at Airbnb’s sole judgement. For landlords relying on predictable protection, this can be a significant risk.

Airbnb insurance

Given the restrictions of the Airbnb Host Guarantee, you may consider separate, specialist Airbnb insurance to be an essential safeguard.

Airbnb insurance – for homeowners and tenants alike – maintains the protection you need when you are Airbnb-ing your home.

Specialist Airbnb insurance typically may cover accidental and malicious damage, liability claims, legal expenses, and loss of income following a covered event. In some cases, you may also be able to add extras such as key cover or emergency accommodation if your property becomes uninhabitable after guest damage.

If you are considering putting your property on Airbnb, we have a number of Airbnb property insurance solutions available. So, please get in touch with us on 01702 606301 – we’d be delighted to help.

There might be any number of reasons why you are leaving property you own empty and unoccupied this coming winter:

• your work might be taking you away from home for several months;
• the home you live in, a holiday home or residential or commercial property you let to tenants might be in the process of renovation;
• you might be moving home, have already moved into the new property and are awaiting the sale of your original home;
• the property is the subject of probate and is empty while the paperwork gets sorted;
• you might be escaping the winter altogether by taking an extended holiday in the sun; or
• your buy to let property may be unoccupied upon the termination of one tenancy pending the start of another.

Whatever the reason, you may wish to think about having specialist empty property insurance cover.

Insurance

If the premises are going to be left unoccupied for a month or more, most traditional homeowner or landlord insurance policies are likely to lapse or to become severely limited in the level of cover provided. The simple reason is that an empty property attracts different risks to one that is lived in continuously and your regular insurer may want to avoid those additional risks.

In order to maintain an adequate level of protection for your vacant property, you instead need unoccupied property insurance – which we are able to arrange for you here at Cover4LetProperty.

Playing your part in the protection of the empty property this winter

You might have taken the prudent step of ensuring that your empty property is adequately covered by insurance, but this alone does not absolve you from important precautions to minimise the risk of loss or damage.

There are a number of authoritative online resources offering tips and suggestions on the steps you might take:

• the Met Office, is one of these and advises the formulation of a flood plan before any such event takes place – especially if you are in an area known to be vulnerable to flooding;

• as temperatures plummet, burst water pipes present yet another risk of flooding and so these need to be properly lagged;

• snow too, may pose threats by blowing into the roof space, blocking air vents and adding undue weight for the roof itself to bear;

• assess the property as a whole and think in terms of its walls, floors, roof, doors and windows – and then repair, insulate and seal wherever that is appropriate and possible;

• probably the single greatest precaution to take before winter sets in is to ensure that repairs are done and that the property is maintained in good order;

• specific points of concern may be to ensure that all gutters and rainwater goods are clear of leaves and other debris – remembering that overflowing water may cause considerable damage to outside walls;

• windows need to be locked closed, of course, but it is also important to make sure that rainwater runs off the glass and does not pool on the window sills or drain down behind them;

• prevent assaults by the elements on external doors by sealing around the frames and by fitting a simple cover over any letter box that is let into the door.

Setting the temperature

Although there may be no one at home, the property – and more especially the pipework – is still likely to appreciate a modicum of heat, with your central heating system set to its anti-frost setting.

You may also find that it is a condition of your unoccupied property insurance that the property heating is set to a specific temperature to reduce the risks of burst pipes etc. You can check your policy wording or ask your broker what the temperature should be.

Prepare for winter by:

• setting the system’s clock or timer and checking that it is working properly;

• resetting the clock if there has been a recent power outage;

• checking whether the batteries on any wirelessly controlled thermostats need replacing; and

• checking that the water pressure is sufficient to prevent the boiler from switching itself off.

Insulation

As the very minimum you might want to ensure that there is sufficient insulation in the roof space so that the ambient heat you are aiming to keep is not so easily lost – but remembering too that any pipes in the roof space need to be able to benefit from the heating system.

Security

You may have arranged empty property insurance because you recognise the additional risks faced by an unoccupied home. That does not mean that you need not take all reasonable precautions to keep it safe and secure – indeed, your insurer has the right to expect you to help mitigate the risk of loss or damage in this way.

Security is likely to involve rather more than simply locking doors and windows and typically extends to measures designed not to advertise the fact that the property is empty – the garden kept tidy, deliveries taken in, timer switches on strategic lights indoors, perhaps a neighbour’s car parked in the driveway etc. You can read more in our blog: Guide to Protecting your Property.

Inspection

Your insurer is also likely to request that the empty property is visited and inspected on a regular basis and a log of such inspections kept. This might be done by friends or relations or reliable neighbours, although it is also a service offered by a growing number of security and property management companies.

Further reading: Winter-proof your garden.

Winter in the UK can be harsh on your garden, with cold temperatures, frost, and potentially heavy snowfall. However, with the right preparations and care, you can protect your garden from the winter elements and ensure it flourishes once spring arrives.

Whether you are a homeowner or a landlord of let property, it pays to spend that little extra time giving the garden an adequate level of protection, too. A well-maintained garden after all invariably adds value to your property.

In this guide, we’ll share essential tips to help you winter-proof your garden and maintain its health and beauty during the colder months.

Prepare

Before winter sets in, give your garden a thorough clean-up. Remove fallen leaves, dead plants, and any debris. Trim back overgrown branches and plants to encourage healthy growth in the coming season. A tidy garden is easier to manage and less prone to damage during winter.

Shelter

• plants, trees and shrubs all need shelter from the cold and wet wintry winds that will blow across your garden;
• although some of the work will have been determined by the planning that went into the positioning of plants and shrubs, extra protection can be provided by wrapping the more vulnerable in horticultural fleece;
• mulching may also help to keep the soil warm and moist – serving as a natural insulator for your plants;
• move delicate or frost-sensitive pots and containers to a sheltered spot, such as a greenhouse, shed, or under a porch;

Winter resistant plants

• opt for plants that thrive in colder temperatures, such as winter-flowering heathers, winter aconites, and snowdrops. These plants can add colour and interest to your garden even during the winter months;

Prune and trim

• prune your trees and shrubs to remove dead or diseased wood. Proper pruning improves air circulation and sunlight exposure, promoting healthier growth when spring arrives;

Water

• don’t forget the damage that may be caused by the excessive downpours of rain your garden is likely to get over the autumn and winter months;
• the more plants you have in your garden the better – they help to mop up all that excess rain;
• once again, advance planning in your planting may help to determine areas which are likely to remain wetter than others – so, for those parts of your garden choose water-loving plants such as lilies, hydrangeas, and luxurious ferns;

Lawns

• that low-maintenance lawn you hoped might take some of the work out of gardening might as easily turn into an unsightly quagmire after a downpour or two;
• serious waterlogging might call for the lawn to be completely re-laid when spring comes around, but a temporary remedy might be found in spiking it well to ensure as good a drainage as possible;

Raised beds

• if other areas of your garden regularly become water-logged, you might consider building raised beds to keep plants and shrubs above the waterline;
• these are easier to control when winter is doing its worst and help to maximise the space and planting opportunities in your garden – just make sure to keep them topped-up with good quality soil;

Debris

• wind, rain, ice and snow are all likely to increase the amount of general debris strewn across your garden;
• this needs to be cleared away not only for appearances sake but also to keep planted areas healthy and paths and walkways accessible;
• fallen leaves and other compostable material may be kept until spring, when you can re-apply it as fertilizer for planted areas;

Wildlife

• play your part in maintaining what is a mini-ecosystem in your garden – including both its flora and fauna;
• birds are likely to be among the most frequent visitors to your garden, so put up feeders for them and ensure they have enough water not only to drink but also to bathe in;
• you might be surprised by how many other animals make use of any ponds or water features in your garden, so, keep them from freezing over;

Check garden structures

• inspect and reinforce any garden structures like trellises, arches, and fences to ensure they can withstand winter winds and potential snow loads;

Garden equipment maintenance

• clean and properly store garden tools and equipment to prevent rusting and damage during the winter. Keep them in a dry, sheltered place.

Time spent winter-proofing your garden is likely to prove more than worthwhile. Protecting what is already established means that there is less work to do come the springtime and you may take comfort in the fact that the maintenance you do now helps protect the value of your home or let property.

As the days grow shorter and seasonal storms begin to brew, it is a timely reminder that whether it’s the home you live in or a property you let to tenants, it is never too early to batten down the hatches in preparation for the worst that winter weather can throw at the home.

The time, care, and attention you give to just a few repair and maintenance jobs now might prevent serious loss, damage, and expense when the weather worsens. So, what’s likely to be involved?

Check your insurance

• when the winds start to blow and the temperature drops, your property becomes more vulnerable to damage – so, now is the time to review your home insurance or landlord insurance to make sure it continues to provide the most appropriate protection and safeguards. (You can read our blog What you need to know about landlord insurance for information on what you should review);

• whether it is home insurance or landlord insurance, you’ll want to be sure that the policy provides cover against storm damage – and other ravages of winter weather – because most will do so but it pays you to double-check in advance;

• even with suitable insurance in place – and as with any kind of general insurance – you still have a responsibility for mitigating the risk of any loss or damage and this is largely a question of ensuring that your property is well-maintained and in the best possible state of repair;

• so, further precautions and attention to maintenance and repairs are necessary when preparing your property for winter;

Lag those pipes

• a good illustration of the connection between your property insurance and the need for simple maintenance precautions is given by the rapidly escalating costs of a persistent leak of water from damaged or burst pipes;

• as the website Insulation and More points out, lagging will not only protect pipework against damage and leaks but will also help to keep water hot until it comes out of the tap – so, helping to save on those escalating energy bills;

• simple lagging of the pipes and water storage tank is probably one of the most affordable precautions homeowners and landlords can take – it’ll cost you little yet potentially save a substantial sum on any subsequent insurance claim;

• although you might also want to lag exposed pipes that run outside the property, it is probably better to turn off the supply to those you use for the garden altogether;

Ventilation

• even though you’ll be thinking about lagging and insulation to retain the heat within the home, remember that it also needs to be kept adequately ventilated;

• shuttered rooms full of wintry air that is laden with moisture are an almost certain recipe for condensation – and the damp and mould that can follow;

• make sure that you or your tenants allow the interior to continue to breathe – either by improving the airflow or through the use of efficient air management systems;

• further reading: Guide to Condensation;

The roof

• the roof is often the most vulnerable feature of any home – leaks through missing or slipped tiles or slates and even ice damage can result in substantial repair and remedial bills unless the problems are caught in time;

• visually inspect the roof and replace any missing or slipped slates or tiles while also on the lookout for objects down below that could be damaged if an accumulation of snow and ice on the roof should slide off as the thaw begins;

• if trees or branches overhang the roof, consider chopping them back before they cause any damage when blown about in wintery gales;

Chimneys

• as winter closes in, there’s perhaps nothing more comforting than an open fire;

• but is the fireplace itself and more importantly the chimney safe to use – most domestic chimneys in the UK are more than a century old;

• well before you or your tenants are tempted to use it, therefore, make sure that the chimney is professionally swept and that it remains structurally sound with mortar that is adequately pointed;

Rainwater goods

• the gutters, downpipes, and roof gullies on the building, collectively, the rainwater goods, do more than direct the water away – they prevent the water from finding its way into the home;

• to allow them to do that job efficiently, therefore, act now to clear them of debris, such as leaves, moss, and other detritus;

Windows and doorways

• we have enjoyed higher than usual temperatures during recent summers;

• the uncommon warmth is likely to have accelerated the deterioration of the sealant that is used around the frames and brickwork of the openings for doors and windows;

• it is important to check that the sealant has not deteriorated so badly that it lets in rainwater – that will contribute to damp and mould in your property;

Service the boiler

• a survey by the Consumers’ Association’s Which? magazine – published on the 24^th of May 2023 – found that while 3 out of every 10 annually serviced central heating boilers needed repairs in the following six years, boilers that were serviced only once every 2 to five years needed to be repaired in half that time;

• the message is clear – if you and your tenants want to avoid the boiler failing at a critical time such as when a cold snap happens or during Christmas or New Year’s festivities, make sure to service it now;

• arranging a service now will avoid the later rush to callout the relevant engineers when they are busy preparing others’ boilers for winter or attending to breakdowns elsewhere;

• you might even find that your home or landlord insurance policy specifically requires that the boiler is serviced annually;

Talk to your tenants

• if you are the landlord of buy to let property, you may find that your tenants are going to be the first to spot potential problems – so talk to them and ask whether they have noticed anything requiring attention before winter sets in;

• enlist your tenants’ help in heading off worse damage by preparing a winter emergency kit for them – telephone numbers for the plumber and any boiler or central heating service plan, exactly where they can find the water stopcocks, a kit for use during any power blackout, and your own emergency contact details.

Who knows what drama and potential for damage this winter’s weather holds in store? By taking the time now to hope for the best but prepare for the worst, you might be ready for whatever happens.

Further reading: Winter-proof your garden

While the temperatures rose at the beginning of a long, hot summer, UK property news continued unabated. So, let’s take a closer look at some of those headlines that brought news for renters, property owners, pets, and an apparent exodus of tenants from life in city centres.

Tenants and plug-in solar panels

Tenants could be allowed to install portable, so-called “plug-in” solar panels in private rented accommodation if government proposals are adopted, according to a story in Landlord Today on the 1^st of July.

The initiative from the Department for Energy Security and Net Zero would see tenants installing the mobile solar panels on places such as balconies and rooftops of their rented homes. Not only would this help to lower energy bills for tenants but could also advance the government’s pathway to a “solar roadmap”.

The rooftops of more than 1.5 million homes in Britain already carry solar panels for generating electricity and research suggests that up to 88% of the population already supports such a switch to sustainable energy.

Zoopla House Price Index – June 2025

On the 30^th of June, the online listings website Zoopla published its house price index for June.

The index reveals a relative slowdown in the rate of house price inflation – which stood at 1.4% in June. But prices are rising more steeply in the affordable sector while slowing down in the upper echelons (homes greater than £500,000 in value) of the housing market.

While prices enjoy relative stability the volume of transactions is high – with an estimated 14% of homes currently for sale – and purchases completed at a faster rate than at any time in the past four years. The average time taken to complete a sale is currently 45 days – and the more realistic the asking price, the faster the sale.

The most notable increase in house prices is for semi-detached properties which have gained an average of 2.5% in value each year. Terraced properties have risen by an average of 2% and detached houses by 0.9%. Only flats and maisonettes have suffered an annual decrease in value – of 0.8%.

Lets and pets

In a press release dated the 25^th of June, the National Residential Landlords Association (NRLA) warned that last-minute changes to the Renters’ Rights Bill could leave landlords with the responsibility for insurance against damage by tenants’ pets.

Under the original proposals, the legislation was to have granted landlords the right to ask tenants for suitable insurance against any damage caused by the pets they wanted to keep in private rented accommodation.

The NRLA claims that such an undertaking has now been shelved and that landlords will not have the right to request insurance safeguards – if they want such cover, landlords may have to arrange it themselves.

Renters leave cities for market and coastal towns

High rents are fuelling an exodus of renters from city centres to the suburbs, market towns and coastal resorts, according to a posting by Property 118 recently.

In surveys of prospective flat sharers, not a single city centre featured in the top fifty of the most sought-after locations.

Instead, it was suburban, commuter-belt communities such as Beaconsfield, Caversham, Chadwell Heath, Harpenden, Hoddesdon, and Harrow Weald near London; coastal settlements such as Barry Island, Exmouth, Leigh-on-Sea, Lowestoft, Morecambe, and Shoreham-by-Sea; and market towns such as Ashton-under-Lyne and others.

A spokesperson commented that increases in area searches provide a useful indication of the direction the rental market is taking. They noted that the data points to a shift away from city centres, with growing interest in market towns, commuter areas, suburbs and coastal locations. This trend, they explained, is partly a result of more people working remotely or in hybrid roles, but also reflects the ongoing shortage of affordable rental properties in urban areas.

While average room rents in some regions appear to be stabilising, the spokesperson emphasised that affordability remains a major concern, with city living becoming increasingly out of reach for many tenants.