A dripping tap doesn’t mend itself. The leak becomes steadily worse. If left undetected because no one is there in an empty property, the escape of water may become a torrent.
The Association of British Insurers (ABI) says that escape of water is one of the most common causes of property damage claims. In an unoccupied property, however, even a relatively minor leak may go undetected for days or weeks, allowing significant damage to develop before it is discovered.
What is escape of water?
Escape of water is a term used by UK insurers to describe leaks of water from the mains water supply inside a building. The escape may come from burst or frozen pipes, failed plumbing connections or fittings, radiators, boilers, or water tanks. An escape of water may also come from leaks in domestic appliances such as washing machines, dishwashers, or toilets.
Escape of water from inside the building distinguishes it from the risk of flooding, where the source of the incident is from the outside – storms or rivers bursting their banks, for example.
Why are empty properties more vulnerable to water damage?
If the escape of water occurs in an empty and unoccupied building, the damage may be more serious and widespread than usual. If even a small leak goes undetected – potentially for weeks or even months – the affected area may be extensive. As water spreads throughout the property, damage may be caused to floors, walls, ceilings, fixtures, and fittings.
This kind of steady but gradual empty property water damage may encourage the growth of damp and mould.
Do you need to tell your insurer when a property becomes unoccupied?
Yes. When a property becomes unoccupied, the risks of loss or damage typically multiply – not least through the possibility of empty property water damage. That vulnerability is likely to alter any insurer’s assessment of risk. If your property is likely to become unoccupied for longer than the period specified in your policy, you should notify your insurer or insurance broker as soon as possible.
Providing accurate and up-to-date information helps your insurer assess the risk and explain whether any changes to your cover or policy conditions are required.
How long can a property be left unoccupied before insurance changes?
Many insurers typically apply different terms and conditions once a property has been unoccupied for between 30 and 45 consecutive days, although the exact period varies between policies. If your property is likely to be empty for longer than your insurer allows, you should notify your insurer or insurance broker and check whether any additional conditions or specialist cover apply.
What precautions may insurers require for empty properties?
The increased risk of escape of water and subsequent empty property water damage is one reason why insurers may restrict, amend or withdraw certain aspects of cover once a property has been unoccupied for a specified period, depending on the policy.
As this article explains, when a property is unoccupied, insurers may also require you to play your part in mitigating the risks by:
- conducting regular, logged inspections to check for maintenance issues;
- draining down the water systems entirely; and
- maintaining an ambient level of heating during the winter months to help prevent frozen pipes.
These are simply examples of requirements that may need to be met. Each insurer may impose different obligations, so it is important to check your policy conditions carefully.
In the meantime, you may help to reduce the risks of escape of water by monitoring vulnerable pipework and appliances, promptly dealing with maintenance issues and making repairs, and isolating water supplies where appropriate.
Should I drain the water system in an empty property?
As we mentioned above, some insurers may require you to turn off the mains water supply and drain down the plumbing system if a property will be unoccupied for an extended period. This can help reduce the risk of burst pipes and escape of water damage. However, requirements vary between insurers, so always follow the conditions set out in your policy.
Do I need to inspect an unoccupied property?
Many insurers require unoccupied properties to be inspected regularly, often at specified intervals, to help identify maintenance issues, signs of damage or unauthorised access. You may also be asked to keep a written record of each inspection, so it is important to check and comply with any inspection requirements in your policy.
Does home insurance cover escape of water?
Home insurance policies may include cover for escape of water, but the level of cover, exclusions and policy conditions vary between insurers. If a property has been left unoccupied for longer than the period specified in the policy, cover may be restricted or different conditions may apply. Always check your policy wording.
Escape of water claims
Escape of water remains one of the most significant risks facing unoccupied properties. Taking sensible precautions, understanding your insurer’s requirements and reviewing your insurance arrangements before a property becomes empty may help reduce the likelihood of costly damage and ensure appropriate cover remains in place.
Further reading: Guide to unoccupied property.
