Running a Home
What a home costs while nobody is living in it
An empty property still incurs taxes, insurance, maintenance and deterioration, and several of those change once it is unoccupied.
The options around unoccupied property are set out side by side below, with the conditions that genuinely favour one over the other.
The difference in one place
- Insurance policies restrict cover after a set period of unoccupancy.
- Empty and second home surcharges apply in a growing number of places.
- Unheated, unventilated buildings deteriorate faster than occupied ones.
Insurance changes first
Standard buildings policies typically restrict or withdraw cover after a property has been unoccupied for a defined period, commonly measured in weeks. Cover for escape of water, theft and malicious damage is usually the first to be excluded. Unoccupied property insurance exists, costs more and carries conditions such as regular inspections and draining the water system.
Failing to notify an insurer of unoccupancy is a non-disclosure that can void a claim entirely.
Taxes and charges continue
Recurring property taxes generally continue, and empty or second home surcharges apply in an increasing number of jurisdictions, sometimes at multiples of the standard rate. Short exemptions for properties undergoing major works or awaiting probate exist in some systems and must usually be claimed. Service charges, ground rent and insurance premiums continue regardless of occupation.
Utility standing charges accrue even with no consumption, which is a small but permanent line.
Buildings deteriorate faster when empty
Unheated buildings run colder and damper, so condensation, mould and timber decay accelerate. Traps in unused sinks and toilets dry out and let drain odours and sometimes pests into the building. Small failures — a dripping overflow, a slipped tile, a blocked gutter — go unnoticed until they have caused their full damage.
On an ordinary week, the absence of an occupant is itself the problem, because occupation is a continuous inspection.
A minimum regime
Leave the heating on a low frost-protection setting rather than off, and keep some ventilation. Have someone visit regularly, run taps and flush toilets, and check for leaks and post accumulation. Consider isolating the water supply and draining the system where the property will be empty over a cold period.
Record the visits, since insurers commonly require evidence of inspection at a stated frequency.
Security and appearance
A property that visibly looks empty attracts opportunistic entry, and accumulated post is the clearest signal. Timers on lighting, redirected mail, cut grass and a neighbour with a key address most of that cheaply. Squatting, unauthorised occupation and the routes to recover possession differ substantially by jurisdiction and can be slow.
Notify the local authority where an empty property register or relief scheme exists.
Some of this will suit you and some will not, and that is the point.
The common situations
Probate sales, relocations, renovations, properties awaiting a chain and holiday homes all produce long unoccupancy. Each has its own insurance and tax implications, and the probate case in particular has specific rules in many jurisdictions.
Where the property will be empty for months, the total of surcharges, specialist insurance and deterioration frequently exceeds the cost of letting it. This is general information; an insurer, an accountant and a conveyancer are the correct sources for a specific situation.
Side by side
| Consideration | What it means in practice |
|---|---|
| Insurance changes first | Insurance policies restrict cover after a set period of unoccupancy. |
| Taxes and charges continue | Empty and second home surcharges apply in a growing number of places. |
| Buildings deteriorate faster when empty | Unheated, unventilated buildings deteriorate faster than occupied ones. |
The takeaway
Tell the insurer, claim any relief, leave the heating on low and have someone walk through it regularly.
Small and repeatable beats ambitious and abandoned, almost every time.
Questions readers ask
How long can a house be empty before insurance changes?
It depends on the policy and is commonly a matter of weeks rather than months. Read the unoccupancy clause and tell your insurer rather than assuming.
Is it cheaper to let an empty property than to leave it?
Sometimes, once surcharges, specialist insurance and deterioration are counted, and letting brings its own obligations and costs. Work out both totals before deciding.
