How long can a house be empty before the council gets involved?

Properties need to be empty for at least six months before the council can step in. In most cases, properties are usually empty for several years before councils get involved.

What’s the difference between ‘unoccupied’ and ‘vacant’?

Definitions can vary, but generally, an unoccupied property is furnished but isn’t being lived in. A vacant property is usually one that is unfurnished and isn’t being lived in.

What to do when leaving your house unoccupied

UK guide to leaving a property unoccupied

If you’re planning an extended holiday, working away, or carrying out major renovations to your home, you’ll need to do more than just lock all the windows and doors. As well as thinking about your home insurance policy, an unoccupied property can trigger changes to your Council Tax.

17.09.21

By Alan Boswell Group

To protect your vacant home from potential legal, financial, and security risks, we look at what to consider so you can plan ahead and keep your home safe and secure.

What’s the 30-day rule in home insurance policies?

Most standard building insurance policies will cover your home when it’s empty for a maximum of 30 to 60 days at any one time. The exact number of days will depend on the specific policy you have.

If your home is going to be empty for longer than your policy allows, unoccupied house insurance can give you the cover you need.

Bear in mind that the rule usually applies to consecutive days. For example, if your policy has a 30-day limit and you go on two separate holidays lasting 16 days each, your standard policy should still give you the cover you need (check your policy to be sure). But if you decide to have one long holiday of 32 days, you may need additional cover.

If you’re often away or are working abroad and need help finding the right policy, you can speak to an insurance broker who’ll be able to take you through the most suitable options.

What is unoccupied property insurance?

Unoccupied home insurance is designed specifically for properties that will be empty for longer than a standard home insurance policy will allow. Policies vary depending on the terms you agree with your insurer, but typically cover:

Property damage, including damage caused by fire, flood, storms, unexpected leaks, and subsidence.

Damage caused by vandalism and criminal damage, including theft and attempted theft.

Property owners’ liability if a third-party injures themselves on your property.

Contents insurance for belongings left in the property.

There will be certain conditions that you must comply with to maintain this cover, for example, visiting the property once every 30 days and leaving the heating on during winter. The exact conditions will be dependent on the policy you have.

What are the major risks of leaving my home unoccupied?

An empty home is more vulnerable. Hazards to be aware of include:

Vandalism and burglary – empty buildings are easy targets, and opportunistic thieves are far more likely to break into a home they think is unoccupied.

Water damage – leaks can become a serious issue in an empty property as damage can be extensive before it is spotted, and expensive to fix. Homes left unoccupied over winter are also more vulnerable as the risks of frozen and burst pipes increase.

Fire – as well as the risk of arson, faulty wiring, gas leaks, or poorly maintained heating systems can all cause damage if no-one’s around to take action.

Squatters – the longer your property is empty, the more appealing it is to squatters, which can lead to difficult and expensive eviction proceedings.

What’s the best way to secure my property?

You can minimise the risk of your home being damaged or broken into by taking extra precautions, for example:

External security measures

Lock all doors and windows, including garage doors, sheds, and any other outbuildings you might have. If you have garden gates, you should lock them too.

Check that all door and window locks work and conform to any standards required by your insurer.

Fit motion-sensor security lights around your property (ensuring that any already fitted are working properly).

Invest in a motion-sensor video doorbell so you can see and interact with anyone who comes to your front door.

Add CCTV or fit other motion-sensor recording devices around your property.

Don’t leave spare keys under pots, wheelie bins, or anywhere else where opportunistic thieves can find them.

If you already have an alarm system, check that it works when you leave; if you don’t have one, consider having one installed.

If you live in an active Neighbourhood Watch scheme, let them know that your property will be empty, as well as any immediate neighbours.

If you’ve got a driveway and get on well with neighbours, you could ask them to park their car on it every now and again to give the illusion of occupancy.

If you’re leaving vehicles in garages, check they’re secure. If you’ve got a motorbike, think about adding a ground anchor for extra security (SORN your vehicles too if they’re uninsured, and remember the vehicle will then need to be kept off public roads).

Internal security measures

Keep valuables and keys out of sight, and if you have a safe, use it.

Large valuables should also be kept hidden if possible or moved somewhere safe, for example, with family or friends.

Make your property look lived-in by using timers for lights or by arranging for friends or family to stay every now and again.

Ask a neighbour or friend to check that the post isn’t left on the steps or in open porches (if you usually get newspaper or milk deliveries, remember to cancel those too). You could set up a postal redirect if you have another address that you’ll be at regularly.

Maintenance measures

Summer and winter bring their own unique issues for empty properties, but cold, damp, and frosty winters can be particularly challenging if there’s no-one to keep an eye on your home. Winter home maintenance tips to consider:

Keep heating on at a low level 24 hours a day, around 14°C is ideal.

Drain water from your heating system completely if you don’t want to spend money on heating. Most unoccupied property insurance policies will ask that you either drain your heating system or maintain an average temperature.

Protect exposed pipes with insulation to prevent freezing.

Ensure there are no leaky taps inside or outside, as they can freeze.

Disconnect hose pipes from outside taps and cover them with insulated caps.

Open under-sink cupboard doors and loft doors to allow warmer air to circulate around water pipes.

Fit a leak detection device to your water system, like the Aqualeak AquaSmart, which automatically shuts off the water supply when a leak is detected and sends you a text message to let you know.

Unplug electronics and appliances that won’t be used.

Remember to cancel subscriptions, your TV licence, and redirect the post if necessary.

Try not to post on social media until you get back as this can make it obvious that your home is empty. If you’re away for a while and can’t avoid it, check your privacy settings and limit who can see your posts.

Fire safety precautions

You can lower fire risks by:

Removing flammable materials from your property, such as rubbish, old furniture, bits of wood, paint pots, and plastic.

Installing smoke and fire detectors.

Taking external security measures to deter vandals and reduce the risk of arson.

Turning off gas and other utilities to lower the risk of a leak or something else going wrong. Remember to check your insurance policy to see if you need to keep your heating on at a low level throughout the winter months.

Is it illegal to leave a house empty?

There are no laws that say it is illegal to leave your property empty, but there are consequences for homes that remain vacant for extended periods of time.

The latest government figures estimate there are 1.5 million empty homes in England and Wales, with most of those classed as genuinely unoccupied and not holiday homes. The demand for housing means that councils are keen to see as many houses as possible lived in and will step in after a certain length of time.

Can councils take over empty homes?

Yes. Councils can take over empty homes, make compulsory purchases, and enforce sales if they feel there is no other alternative. Under Part 4, Chapter 2 of the Housing Act 2004, another option open to councils in England and Wales is the use of Empty Dwelling Management Orders (EDMOs).

What is an Empty Dwelling Management Order (EDMO)?

Councils can initiate an EDMO if a property has been left empty for at least six months. However, in reality, most homes will have been empty for several years before an EDMO is raised.

The order gives councils the power to manage the property and bring it back into use, but they must work with the property owner to do this. An EDMO can only be given in very specific circumstances, and it cannot be issued if the property:

has been empty for less than six months;

is your main home, and you are only living elsewhere because of work;

is someone else’s main home, and they are away because they are being cared for elsewhere;

is a second home or holiday home;

is going through probate.

For an EDMO to be approved, the council must also have permission from an independent property tribunal.

If you think an EDMO might affect you and your property, you can find full guidance at GOV.UK, Empty Dwelling Management Orders.

Do I pay Council Tax on an empty home?

Generally, you will still need to pay Council Tax if your home is empty. Some councils offer discounts, but this (and the amount) is entirely at their discretion. A discount may be offered if:

the property is empty because the owner has moved into care;

the usual occupant is in prison (unless they’re in prison for not paying Council Tax);

the property has been earmarked for demolition or has been repossessed;

the previous owner and occupant has died.

Bear in mind that if your home is empty for more than a year, you can be charged extra. This additional Council Tax charge is known as the empty home premium. If your home has been empty for more than ten years, you could be expected to pay up to four times the normal amount of Council Tax.

There are a couple of exemptions to the empty home premium, and you won’t have to pay it if:

the empty property is an annex

you’re in the armed forces and have moved into accommodation provided for you.

Do the same rules apply to empty commercial properties?

Empty commercial properties can be even more vulnerable than residential properties, and they can prove a magnet for vandalism, break-ins, and arson. You can still take precautions to minimise and manage the risks to your commercial property, and protect it with specialist unoccupied commercial property insurance.

Need help with your insurance?

Regardless of why your home is empty, the policy you choose should give you peace of mind that your property is protected while you’re away. Steps can still be taken to keep properties secure, many of which are similar to those for domestic homes.

Whether you need a quote, have a general enquiry, or want to talk it through over the phone, we're here to help.

Speak to us: 01603 218000

UK guide to leaving a property unoccupied

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