Empty homes are becoming a more visible issue across the UK. Recent reporting suggests that England has more than 750,000 vacant properties, with long-term empty homes at their highest level for around a decade. That includes properties awaiting sale, probate or renovation – as well as rental homes sitting between tenancies.
For landlords and homeowners, an empty property can create an insurance gap that is easy to miss. Your usual home or landlord policy may be perfectly suitable while someone is living there, but the terms can change once the property has been vacant for a set period.
It might be a short gap while you find a new tenant. Or perhaps a refurbishment takes longer than planned – rather like those home improvement programmes where a “quick update” somehow turns into a six-month project.
Either way, it is worth checking your cover before the property becomes unoccupied.
Why it matters
A vacant property can be more vulnerable to certain risks because there is nobody there to spot a problem quickly.
A small leak from a washing machine connection might become extensive water damage. A failed boiler could leave pipes at risk during cold weather. And a broken window, attempted break-in or electrical fault may go unnoticed for days or weeks.
Insurers also view an empty property differently because:
- There is no regular occupier to identify problems.
- Water leaks, heating failures and other damage may take longer to discover.
- Empty homes can be more attractive to vandals or thieves.
- Renovation work may introduce additional risks.
- A property can appear unoccupied from the outside if curtains remain closed and post builds up.
The recent rise in empty homes has prompted more attention from councils, landlords and insurers alike. Insurance Business UK has reported on the growth of unoccupied property cover, particularly as landlords experience longer or less predictable void periods.
When is it unoccupied?
There is no single unoccupancy limit that applies to every policy. However, many standard UK home and landlord policies use a period of around 30 to 60 consecutive days.
Some policies may allow a longer period, while others use a shorter one or define “unoccupied” in a slightly different way. A property could also be treated as unoccupied if it is:
- Not lived in for the period stated in your policy.
- Left without sufficient furniture.
- Awaiting a tenant, even if you visit occasionally.
- Undergoing renovation or structural work.
- Used as a second home but left empty for extended periods.
Visiting the property to collect post or check the heating does not necessarily mean it is occupied. So, if you know that nobody will be living there, it is safer to tell your insurer rather than assume occasional visits will be enough.
What happens to standard cover?
Once the policy’s unoccupancy limit is reached, cover may be restricted, changed or withdrawn. The precise outcome depends on your policy wording and insurer.
Common changes can include exclusions or conditions relating to:
- Escape of water.
- Theft and attempted theft.
- Malicious damage.
- Vandalism.
- Accidental damage.
- Storm or weather-related losses.
- Glass breakage.
- Unauthorised alterations or renovation work.
In some cases, cover may reduce to a narrower range of insured events, such as fire, lightning or explosion. In others, the insurer may require you to arrange a separate unoccupied property policy.
That is why a claim involving a burst pipe, fire or break-in could become difficult if the insurer was not told about the property’s status. The issue is not simply that the house was empty – it is whether the policy conditions were followed.
So, it is worth checking your policy schedule and wording before a tenant leaves, not after something goes wrong.
Who might need it?
Unoccupied property insurance may be suitable for several situations.
Between tenants
A normal landlord void may last only a few weeks. But delays with cleaning, repairs, referencing or tenancy arrangements can easily push the period beyond 30 or 60 days.
The position may also be less predictable following changes to the private rented sector. The core tenancy reforms under the Renters’ Rights Act 2025 came into force in England on 1 May 2026, with further measures being introduced in phases.
The Act does not automatically create a need for unoccupied property insurance. However, changes to tenancy arrangements and possession processes may mean that some landlords need to plan for different void periods. It is sensible to consider the insurance position alongside your letting and property management arrangements.
During renovation
Empty properties undergoing renovation may have additional risks. Contractors, exposed services, scaffolding, building materials and temporary security arrangements can all affect the insurer’s view of the property.
Tell the insurer what work is planned and who will be carrying it out. Standard unoccupied cover may not be sufficient for major structural work, so you may need a policy designed for renovation or contract works.
Probate or sale
A property may remain empty while an estate is being administered or while the owner waits for a sale to complete. These periods can take longer than expected.
The property still needs protecting while legal, financial or conveyancing matters are resolved. A standard home policy should not simply be allowed to continue without checking its unoccupancy terms.
Second homes
Second homes can look occupied for much of the year but remain empty for long stretches. Seasonal use does not necessarily avoid an unoccupancy condition.
If you only use the property during holidays, check whether your policy has specific second-home requirements or whether specialist cover is more appropriate.
What should you check?
Before arranging or extending cover, it helps to gather a few practical details.
The period
When did the property become empty, and when do you expect someone to move in? If the end date is uncertain, explain that to the insurer or broker.
A policy may be available for three, six or twelve months, depending on the circumstances. The right period can help avoid repeatedly changing cover while a property is being marketed or repaired.
The condition
Tell the insurer whether the property is furnished, partly furnished or completely empty. Also explain whether it is habitable, undergoing works or awaiting repairs.
An unfurnished house may be treated differently from a furnished property that is temporarily vacant.
Water and heating
Escape of water is one of the key concerns in an empty property, especially during autumn and winter.
Your insurer may require you to:
- Turn off the water at the stopcock.
- Drain down the water and heating systems.
- Keep the central heating operating at a minimum temperature.
- Use a frost-protection setting.
- Arrange for regular checks of the boiler and pipework.
Do not guess which approach is acceptable. Draining down a system may help prevent a burst pipe, but it may not be practical or suitable for every property. Equally, leaving heating on without following the policy requirements may not satisfy the insurer.
Check the exact wording and keep a record of any advice you receive.
Security
The property should be properly secured, including doors, windows, garages and outbuildings. Depending on the policy, you may need specific locks, an alarm or other security measures.
It can also help to arrange mail collection, maintain the garden and use timer lights where appropriate. These small details make the property look cared for rather than forgotten.
Inspections
Regular internal inspections are commonly required. The frequency varies, but policies may require visits every seven, fourteen or thirty days.
A drive past the property may not be enough. Someone may need to enter and check for:
- Leaks or signs of damp.
- Damage to doors and windows.
- Unauthorised entry.
- Heating or power problems.
- Storm damage.
- Problems caused by contractors or renovation work.
Keep a dated inspection log, and take photographs where appropriate. It is a modest amount of administration, but it may be useful if you later need to demonstrate that policy conditions were followed.
Do not overlook solar equipment
New rules introduced in August 2026 have made compliant plug-in solar systems available for domestic use, subject to technical, installation and consent requirements. The government’s guidance on plug-in solar explains the wider framework.
These systems may be relevant to landlords, leaseholders and tenants, particularly where a panel is mounted on a balcony or external wall. But planning or electrical rules are only part of the picture.
Before allowing a plug-in solar panel at a rented or leasehold property, it is worth checking:
- Whether the equipment is compliant and installed according to the manufacturer’s instructions.
- Whether the lease or tenancy agreement requires permission.
- Whether the freeholder or managing agent must approve an external fitting.
- Whether the building has timber, ACM or HPL cladding, or is undergoing fire-safety remediation.
- Whether the landlord’s or freeholder’s insurer needs to be notified.
- Whether the equipment is covered under contents or buildings insurance.
A system connected through a plug does not automatically make it risk-free. Poor mounting, unsuitable cables or equipment installed on a combustible surface could create fire, electrical or falling-object concerns. Permission should be obtained in writing before anything is attached to a balcony, wall or other external structure.
Arrange cover early
The best time to review unoccupancy cover is before the property becomes empty.
Start by checking the unoccupancy clause in your existing policy. Then contact your insurer or broker if the property is likely to be vacant beyond the permitted period. Ask whether your existing policy can be endorsed or whether specialist cover is needed.
When comparing options, consider:
- The maximum period of cover.
- Whether buildings, contents and property owners’ liability are included.
- Cover during renovation or repair work.
- Inspection, heating and water conditions.
- Security requirements.
- Excesses and excluded risks.
- Whether the policy can start before the current cover changes.
T&R Direct offers a range of landlord insurance options and can discuss property owners’ requirements. For premises owned as part of a wider portfolio or commercial arrangement, commercial property insurance may also be relevant. If you are unsure where your property fits, you can contact T&R Direct for guidance and a quotation.
A final check
An empty property is not automatically uninsured. But it may not be covered in the same way as an occupied home or let property.
The important points are simple:
- Check whether your policy allows 30, 60 or another number of days unoccupied.
- Tell your insurer before the limit is reached.
- Confirm the required heating, water, security and inspection arrangements.
- Keep written records and dated photographs.
- Review cover if the property is being renovated or fitted with new equipment.
- Make sure leasehold and tenancy permissions are dealt with separately.
It seems like a little paperwork at the start, but it can make the position much clearer if a void period lasts longer than expected. And with empty homes increasing, proper preparation is becoming an increasingly useful part of looking after your property.
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