UNDERSTANDING EMPTY HOUSE INSURANCE

Written by

Emma Myrie

Insurance Underwriting Expert

Reviewed by

Libby Goodsearles

Home Insurance Expert

Let’s define unoccupied: as far as the insurance industry is concerned, an empty property is one that is uninhabited for more than 30 days. This is often referred to as the 30 day rule by insurers, or even the 30/60/90 day rule because some providers – unlike Homeprotect – won’t cover a property at all if it’s vacant for more than 60 or 90 days.

Whether a vacant house is furnished isn’t important – which is why empty homes are often referred to as unoccupied properties by insurance providers.

IN THIS GUIDE

Why empty house insurance is important | Unoccupied main residence

Untenanted properties | Probate and inherited homes | Flexible insurance for an empty property

Why it’s important to have empty house insurance

Perhaps the simplest reason for insuring an unoccupied home is because your mortgage company requires you to have buildings cover in place as a condition of the loan. This obviously applies to holiday homes, second homes, and buy-to-let property, as well as your main residence if you’ve moved out during renovations or you have to be away with work for an extended period.

But if you own your empty property outright – perhaps because you’ve inherited it, or because you’ve already paid it off and are now planning a long holiday during your retirement – you’ll want the peace of mind that comes with knowing you’re protected if the worst happens whilst you’re away.

When it comes to insuring an unoccupied property, it’s worth remembering that even buildings-only insurance for an empty house covers you for more than just damage caused by fire, lightening or smoke; Homeprotect policies also include protection against legal liability, for example, if a tile comes off your roof and damages your neighbour’s conservatory.

Empty home insurance for your main residence

As insurance companies consider a property to be unoccupied if it’s empty for more than 30 days, the level of cover included in empty property insurance usually changes at this cut-off point, with further changes the longer a home is left vacant.

With Homeprotect unoccupied cover for your main home, if the property is empty for more than 30 consecutive days, cover restrictions apply. See our Unoccupied Home Insurance page for full details.

It’s also always a good idea to arrange for someone to maintain your garden and hedges so that the property looks lived in as this will help it avoid unwanted attention from burglars.

Empty property insurance for untenanted properties

Landlords understandably dread void between tenants, but they’re also a fact of life if you have a buy-to-let property. And sometimes you may actually choose to leave your property tenantless for a period, perhaps so that you can decorate it or carry out a more substantial renovation which will allow you to charge higher rents in future or just simply attract tenants more easily. This might include putting in a new kitchen or bathroom, or even build an extension which includes an extra bedroom.

If your property is vacant, it’s important that you tell your insurance provider this to avoid unpleasant surprises in the event you need to make a claim. In the case of Homeprotect policies, we need to know if this type if property is untenanted for more than 30 days. As we specialise in renovation cover as well as landlord insurance, it’s likely that you’ll only need to adjust your existing Homeprotect policy in either of these situations, but the important thing is that you keep us up to date with what’s going on.

Insurance for an empty property that’s in probate or inherited

If you’ve inherited an empty property or you’re the executor for someone‘s will that is going through probate, it’s important that you insure the unoccupied property until such time as it is sold or rented out.

Unused properties which have belonged to an elderly person may not have been maintained, so you may need to fit better window or door locks in order to get competitively-priced empty house insurance, or even to get cover at all. This will reduce the risk of squatters gaining access to the property, which almost always causes the property owner a lot of work as well as worry.

Tip: Although boarding up windows may seem more secure than leaving dilapidated window frames without locks – and is cheaper than upgrading old windows – this advertises the fact that the property is unoccupied to squatters and vandals who might set fire to it.

Flexible insurance for empty properties

Many of the reasons why a home is empty are temporary – while you’ve moved out during renovations, while a let property is tenantless, or when an elderly relative has moved into a care home, as well as many other situations. When everything returns to normal and your empty house is reoccupied, just let us know that too.

There are generally some changes in premiums payable and the levels of cover provided as your circumstances vary, but it’s worth remembering that we cover a wide variety of situations including many that mainstream insurers refuse to handle.

And don’t forget that Homeprotect policies run for a full year, whereas with some insurers who offer short-term unoccupied home insurance, you would need to keep renewing if your property remains vacant longer than you’d expected.

What’s covered by UNOCCUPIED HOME insurance?

Your coverage depends on the nature of the unoccupancy. There are three levels of cover depending on your specific circumstances. 

Temporarily Unoccupied – this cover is for properties that are usually occupied, but then become unoccupied for more than 30 consecutive days – for example, while you’re away on an extended holiday or receiving treatment away from home.   

Unoccupied – this cover is for properties that are empty long-term or indefinitely – for example, a property inherited through probate, one awaiting sale after a long vacancy, or a rental property between tenants for an extended period. This cover includes more restrictions than Temporarily Unoccupied cover, but there is an option to call us and upgrade to Unoccupied Plus. 

Unoccupied Plus – this is optional enhanced cover for unoccupied properties that will cover your property for additional issues such as flood or malicious damage. It’s available by calling and speaking to our expert underwriting team, who may be able to upgrade your coverage.  

The table below shows what is and isn’t covered for our different types of Unoccupied Home Insurance policies (subject to inspection requirements) :  

Call us on 0330 660 1000 to find out if Unoccupied Plus is available for your property.   

*What’s excluded from theft cover  

Even where theft is covered, the following items are not covered under Unoccupied or Unoccupied Plus policies for theft:  

• Electronic gadgets (e.g. laptops, tablets, mobile phones)  
• High risk items (e.g. jewellery, watches, works of art)  
• Bikes 
• Money 

What’s suspended entirely 

The following sections of your policy are suspended while the property is unoccupied under Unoccupied or Unoccupied Plus cover, regardless of the cause of any loss:  

• Personal possessions  
• Specified items  

Unoccupied Plus – extended cover via our Underwriting team  

If you need broader protection, our Unoccupied Plus cover may be available, subject to underwriting referral. This extends cover to include:  

• Flood  
• Subsidence, landslip or heave  
• Malicious damage  
• Collision with vehicles or wild animals  

The 14-day inspection requirement still applies, and escape of water and escape of oil remain excluded under Unoccupied Plus.  

Call us on 0330 660 1000 to find out if Unoccupied Plus is available for your property.   

Important: inspection requirements 

If your property is Temporarily Unoccupied, the restrictions below apply. If you inspect at least every 30 days and keep a record, the property won’t be treated as unoccupied – and these restrictions won’t apply: 

If your property is Unoccupied or Unoccupied Plus, you (or someone you authorise) must inspect the property at least every 14 days. Each visit must be recorded at the time or within 24 hours. The record must show:  

• The date of the visit 
• Confirmation that an internal check of all rooms (and the loft, if safe to access) took place 
• Confirmation that an external check of the property and outbuildings took place on the same visit 
• Any issues found 
• Keep the original record and provide it if you make a claim. 

If we ask for additional evidence to support your record, examples of what we may request include: 

• Timestamped interior photos 
• Smart lock or alarm entry logs 
• An email or message sent on the day confirming the visit 
• A note or invoice from a caretaker or contractor  

If an inspection wasn’t possible because access was unsafe or impossible, we will take that into account - and we won’t reduce or reject a claim where the failure to inspect did not cause or contribute to the loss.  

Exception: Proof of 14-day inspections will not apply to claims caused by fire, lightning, earthquake, explosion or aircraft (FLEEA).  

UNOCCUPIED HOME Insurance Cover Levels

The following cover levels apply for both short and long-term unoccupancy: