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Unoccupied Property Insurance: December Winter Checklist for Empty Homes and Blocks

Unoccupied Property Insurance: December Winter Checklist for Empty Homes and Blocks

December is when empty properties can quietly become expensive. One cold snap over Christmas, a burst pipe nobody spots, and you are into a claim that can drag on for weeks. If you have a flat between tenants, a house you have not moved into yet, or a small block with void units, this guide helps you protect it through winter and meet the conditions your insurer is likely to require.

Below you will find a clear explanation of how insurers treat “empty” homes, the time limits that often apply on standard policies, the winter conditions you may need to follow, and a practical checklist you can start today. The aim is simple: keep the building safe, keep the cover valid, and avoid nasty surprises when you need to claim.

“Unoccupied” vs “vacant”: check your policy wording

Different insurers use different definitions, and some use the terms interchangeably. That is why it is always worth checking your policy booklet (or asking your broker) rather than relying on a single “industry” definition.

As a rule of thumb, many insurers tend to use the terms like this:

  • Unoccupied: the property is furnished to live in, but nobody is living there for a period (for example while you travel, decorate, probate, or you are waiting for a new tenant).
  • Vacant: the property is unfurnished and missing the normal items that make it realistically occupiable (for example no beds, sofas, or white goods). Vacant status often means tighter conditions and fewer insurers willing to quote.

If you are unsure, a quick sense-check is: could someone reasonably move in tonight with a suitcase?
If yes, the property is often treated as unoccupied. If not, it is often treated as vacant. But the wording in your own policy is what matters.

How long can you leave a house empty for insurance purposes?

Many standard home and landlord policies restrict cover once a property is empty for 30 days (sometimes 60). Always check your policy wording, because once that threshold is reached, several things often change:

  • Some perils are excluded or restricted (commonly escape of water, theft, or malicious damage)
  • You must follow specific conditions such as weekly inspections and extra security measures
  • The insurer may insist you switch to a specialist unoccupied or vacant property policy until normal occupation resumes

Specialist unoccupied property insurance is designed for these periods and can often be arranged on short terms (for example three months) or annually with conditions that are clear and achievable.

If you expect a longer void, speak to a broker before the 30-day mark so you do not drift into restricted cover without realising.

Doing works while the property is empty? Tell your insurer first

If you are planning any works while the property is unoccupied or vacant, tell your broker or insurer before the work starts. Works can change the risk and the terms, and it is one of the quickest ways for cover to become disputed if it is not declared.

Insurers will often ask:

  • Approximate start and end dates
  • What work is taking place (for example kitchen refit, rewiring, roofing, bathroom replacement, structural work)
  • Approximate cost of the works
  • Whether contractors have their own Public Liability insurance and Contractors All Risks (CAR) insurance

Also confirm practical site controls: who is responsible for locking up each day, whether tools or materials are being left on site, and whether the property is left with water on or off while work is in progress.

The December-to-January essentials: your winter conditions checklist

Most unoccupied or vacant policies include winter conditions to control the risk of burst pipes, storm damage, and undetected deterioration. Always check your policy wording, but in practice you should expect to do the following and keep records.

1) Heating or water isolation: pick one (and prove it)

Most insurers want one of these approaches:

  • Keep the heating on continuously, often to a minimum of 12–15°C
    Consider a frost stat, and if you are away, remote temperature monitoring can help.

OR

  • Turn off the water at the stopcock and drain down the system, including pipework and any tanks/cylinders where applicable.

Whichever route you choose, keep it simple and evidence-based:

  • Take date-stamped photos (stopcock position, thermostat setting, drained-down confirmation where possible)
  • Keep receipts for any plumber visits or maintenance

2) Weekly internal and external inspections (with a written log)

Many insurers require weekly inspections. Treat this like a routine, not a guess.

  • Walk every room and look for leaks, damp, mould, blown seals, and any signs of forced entry
  • Check loft spaces if accessible
  • Outside, look at gutters, downpipes, roof edges, fences, and outbuildings

Keep:

  • A written inspection log (date, time, findings, actions)
  • Date-stamped photos of key areas
  • Invoices or reports if you use an agent or contractor

If you live far away, appoint a managing agent or trusted contractor and keep their paperwork.

3) Secure and seal

  • Lock all doors and windows
  • Set the alarm if fitted
  • Replace damaged glazing promptly
  • Fit sturdy padlocks to outbuildings
  • Remove ladders and tools that could assist entry

4) Mitigate storm risks (before the Christmas shutdown)

  • Clear gutters and check downpipes
  • Check roof tiles, flashing, and any flat roof surfaces
  • Trim back branches that could fall or scrape roofs
  • Secure loose items in gardens or on balconies

After high winds, inspect again and note it in your log.

5) Reduce the “nobody’s home” look (without advertising it)

  • Use timer switches on lights
  • Arrange regular post collection
  • Keep bins out of sight and avoid leaving notes on doors
  • Ask neighbours to report unusual activity

A simple record turns a “he said, she said” into a straightforward claim conversation.

For more context on one of the biggest winter loss types, see our plain-English guide to escape of water:
https://evansinsurance.co.uk/what-you-need-to-know-about-escape-of-water/

Festive travel overruns and early-year voids

December plans often slip. Flights get cancelled, tenants delay, and contractors overrun. If your absence is going to push you beyond your policy’s unoccupied limit, speak to your broker before you cross it. We can help you switch cover or agree conditions properly so you stay compliant while keys change hands or works complete.

If you have already crossed the threshold, do not panic — but act now. Cover can often be put right once the right conditions and inspection routines are in place.

Is unoccupied home insurance worth it?

In most cases, yes. It is not just a box-ticking exercise.

A specialist policy is designed for the risks that most often hit empty properties in winter — especially escape of water, storm damage, theft, and malicious damage — and it sets out conditions you can realistically meet.

A restricted standard policy can look cheaper, but one excluded claim can wipe out years of “savings”. A broker also helps you set a sensible inspection routine and can arrange short-term cover if you only need protection for a few months.

What does unoccupied house insurance cost?

There is no single “average” price that means much, because premiums vary widely depending on:

  • Location and rebuild cost
  • Construction type and building condition
  • Security and alarms
  • Whether the property is unoccupied or vacant
  • Claims history
  • Inspection frequency and who is doing it
  • Whether you are heating the property or draining down
  • How long you need the policy for (short-term vs annual)
  • Whether any works are planned, and what type

The fastest way to get a meaningful figure is a tailored quote based on the actual risk controls you will follow.

Can you insure your house if it is empty?

Yes. You can arrange cover while the property is unoccupied or vacant, including when a property is between tenants or a change of occupancy is in progress. If works are planned, insurers need to know in advance and the terms may change, but cover can still often be arranged with the right information.

If lenders, agents, or contractors need evidence of cover, we can usually issue proof of cover quickly once terms are agreed so you can keep mortgages, exchanges, lettings, or start dates on track.

If you are local and want a broker you can actually reach, our team is easy to contact — no call centres.

If you are dealing with a true “empty building” situation, you may find this useful:
https://evansinsurance.co.uk/property-insurance-broker/empty-buildings-insurance/

And if the risk is a block with void units, this may be the better fit:
https://evansinsurance.co.uk/property-insurance-broker/block-of-flats-insurance/

How to arrange cover quickly in December (so January doesn’t bite)

  1. Call early with your target date
    Tell us when you need proof of cover and what the next milestone is (viewings, contractor start date, lender deadline).
  2. Share the basics
    Address, construction, year built, occupancy status, sums insured, security, past claims, and your heating or drain-down plan.
  3. If works are happening, share these details up front
    Approximate start and end date, what works are taking place, approximate cost, and whether contractors have Public Liability and Contractors All Risks insurance.

Also confirm how the property will be secured during the works, and whether tools or materials will be left on site.

  1. Agree inspections
    Confirm who will inspect, how often, and how you will keep records. If helpful, we can share a simple inspection log template.
  2. Tell us anything insurers will ask about (up front)
    If there is anything likely to come up in underwriting — for example adverse financial history, a CCJ, previous claims, or a previously dissolved company — it is better and quicker if you tell us early. It avoids delays later when you are trying to get cover in place.
  3. Get documents promptly
    We issue terms and, once accepted, provide confirmation you can pass to agents, contractors, or lenders straight away.

If you want to get the ball rolling, you can also use our quick quote route:
https://evansinsurance.co.uk/quick-quotes/

Quick answers to common questions

How long can you leave a house empty for insurance purposes?
Many standard policies restrict cover after 30 days (sometimes 60). Check your wording and switch to specialist cover if needed.

What is the difference between vacant and unoccupied?
Different insurers define these terms differently and some use them interchangeably. As a rule of thumb, unoccupied is often furnished but not lived in, while vacant is often unfurnished. The policy wording is what matters.

Is unoccupied home insurance worth it?
Usually yes, because it restores meaningful cover for the risks most likely when a property sits empty and sets clear, achievable conditions.

What does unoccupied house insurance cost?
It varies widely based on the property and your risk controls. A tailored quote is the only reliable way to price it properly.

Can you insure your house if it is empty?
Yes. Specialist cover can often be arranged quickly, with proof of cover available once terms are agreed. If works are planned, insurers need to know in advance.

Final thoughts: start winter protected, not exposed

An empty property in winter comes down to two things: the right policy and consistent basics. Decide on heating vs drain-down, inspect weekly, secure the building, fix defects fast, and keep simple records.

Evans Insurance Brokers can search a broad panel to place unoccupied and vacant property cover, arrange short-term policies when you only need a few months, and provide proof of cover quickly so mortgages, lets, and works stay on track. If you are in Essex or Suffolk and want local advice with national reach, we can help.

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