Leaving a house empty involves more than locking the door. Whether you are between tenants, waiting for a sale or dealing with probate, you need to know what your insurance covers, what your insurer expects and who will keep an eye on the property.

This unoccupied property insurance checklist takes you through the steps to consider before the property becomes empty, while it remains vacant and when someone moves back in. The precise requirements will depend on your policy, so use the checklist alongside your insurer’s instructions.

Before the property becomes empty

1. Tell your insurer what is changing

Contact your insurer or broker before the property is left unoccupied, particularly if you expect it to remain empty beyond the period allowed by your existing cover (typically this could be 30-45 consecutive days depending on the policy). Explain when the last occupant is leaving, why the property will be empty and how long you expect that to last. If you do not know the return or sale date, say so.

Ask for confirmation in writing of any change to cover, premium, excess or policy conditions. Do not assume a furnished property counts as occupied simply because belongings remain inside.

2. Check exactly what your current policy covers

A standard home or landlord policy may continue to provide some protection during a short vacancy, but certain risks can be restricted or excluded after a specified period. There is no single unoccupancy time limit across all insurers.

Before relying on existing cover, check:

• how the policy defines “unoccupied” and when the clock starts;
• whether theft, malicious damage and escape of water remain covered;
• any excesses, exclusions or special security requirements;
• whether the insurer needs to approve renovation work or a change in the property’s use;
• what you must do if the vacancy lasts longer than expected.

If your current cover is unsuitable, consider whether unoccupied property insurance would better reflect the situation, subject to the terms and exclusions of the policy offered.

3. Agree the property’s security and water precautions

Ask your insurer which precautions are compulsory rather than relying on a generic list. Depending on the policy and time of year, these could include particular locks, an operational alarm, isolating the water supply, draining down the system or maintaining a minimum temperature. Some requirements may be alternatives rather than measures you should use together.

Arrange repairs to faulty locks, leaking pipes or damaged roofing before the vacancy begins where practicable. Take photographs showing the property’s condition at handover.

While the property is empty

4. Set up inspections that meet your policy conditions

Appoint a reliable person to visit if you cannot attend yourself. Check whether your policy sets a minimum inspection frequency, specifies who can inspect and requires written records. A camera or smart alarm may be helpful, but it should not be treated as a substitute for a physical visit where one is required.

A practical inspection record might include:

• date, time and name of the person inspecting;
• signs of entry, damaged locks or broken windows;
• leaks, damp, heating faults and visible roof or gutter problems;
• photographs of anything unusual;
• repairs arranged and the date they were completed.

For background on the main hazards, see vacant property risks: why empty buildings can be harder to insure.

5. Keep maintenance moving

An empty home still needs looking after. Clear blocked gutters, deal with leaks, check for storm damage and keep the outside tidy. General wear and tear and gradual deterioration are commonly excluded from property insurance, and a policy may contain maintenance conditions. Keep invoices and dated photographs so you have a record of work completed.

6. Review cover if plans change

A sale may fall through, probate may take longer than expected or a new tenant may delay moving in. Revisit the insurance arrangements before the agreed vacancy period ends. Tell your insurer if building work starts, the property becomes difficult to secure or another material circumstance changes. Obtain written confirmation of any revised arrangements.

Further reading: Unoccupied property during probate: executor insurance guide and

Unoccupied property insurance for renovation: Do you need cover while doing works?

If something goes wrong

7. Report damage promptly and preserve evidence

If you discover a break-in, leak, fire or other damage, take reasonable steps to make the property safe and prevent further loss. Contact the emergency services where appropriate, then notify your insurer promptly in line with the policy’s claims procedure.

Photograph the damage, retain receipts and ask before arranging non-urgent permanent repairs if you intend to claim. Emergency work needed to prevent further damage should not be delayed.

A record of inspections and maintenance may help explain what happened, but it does not guarantee that a claim will be accepted.

When the property is occupied again

8. Tell your insurer the vacancy has ended

Once a tenant moves in, the property is sold and has completed or you return home, confirm the new occupancy arrangements with your insurer or broker.

Check whether the policy needs to change back to standard home or landlord insurance and the date on which any replacement cover starts. Avoid an unintended gap between policies.

If the property is being prepared for letting, our guide to unoccupied property offers further background on how insurers treat empty homes.

Unoccupied property insurance checklist: quick reference

• before leaving: notify the insurer, confirm cover and record any conditions;
• at handover: secure the property, deal with urgent repairs and photograph its condition;
• during vacancy: complete required inspections and keep a dated log;
• if plans change: review the vacancy period and any building works with the insurer;
• if there is damage: make safe, report promptly and retain evidence;
• on reoccupation: confirm the correct insurance is in place.

Frequently asked questions

Do I need to notify my insurer as soon as my house becomes empty?

Check your policy’s notification requirements. It is sensible to speak to your insurer before a planned vacancy, especially if it may last beyond the permitted period or the circumstances have changed.

Does an inspection log mean an insurance claim will be paid?

No. Records may help show that you carried out checks, but claims are assessed against the cover, conditions and exclusions in the policy and the facts of the loss.

Can I insure an empty rental property between tenants?

Potentially, yes. Existing landlord cover may allow a short vacancy, sometimes subject to conditions. For longer periods or restricted cover, specialist unoccupied property insurance may be appropriate.

What if the house is empty because it is being renovated?

Tell your insurer about the proposed work and whether anyone will live in the property. The nature and extent of the work may affect what cover is available. Check whether separate renovation insurance is needed.

You can read more about why vacant properties present insurance risks in our related article.

Check your cover before leaving the property empty

The important thing is not to guess what your insurer will accept. Confirm the cover you have, follow any conditions that apply and keep records of what you have done. If your existing policy does not meet your needs, Cover4LetProperty can help you explore available unoccupied home insurance options, subject to policy terms, conditions and exclusions.

Disclaimer

This checklist is for general information only and is not a substitute for your insurance policy wording or professional advice. Insurers may impose their own requirements for notification, inspections, security, maintenance, heating, water systems and claims reporting. Requirements and cover vary between policies. Always check your documents and ask your insurer or broker if you are unsure.