How to Maintain an Empty Property: A Landlord's Guide
Published 18th of June 2012·Updated 1 April 2026
Reviewed by: Reviewed for accuracy April 2026
An empty property needs active management to avoid costly problems. Standard landlord insurance policies typically exclude claims if the property has been unoccupied for more than 30 consecutive days, so you need specialist unoccupied property insurance the moment a void period extends beyond that threshold. On top of insurance, regular inspections, security measures, and basic utility management will protect the property until it is relet.
Short Summary
Most standard buildings and landlord insurance policies become void or significantly restricted after 30 days of unoccupancy. Arrange specialist unoccupied property insurance before that point.
Weekly or fortnightly inspections catch problems such as burst pipes, damp, or forced entry before they become expensive emergencies.
Make the property appear occupied from the outside. An overgrown garden, accumulated post, and no lights at night all signal to opportunistic burglars that no one is home.
You may face a council tax charge on an empty property. Most local councils in England charge full council tax after an initial one-month exemption period, and some charge up to 200 per cent after two years of vacancy.
What insurance do I need for an empty property?
Standard landlord insurance policies include a vacancy clause that restricts or invalidates cover after 30 consecutive days of unoccupancy. If your property is empty for longer than this and you do not have a specialist policy, you may find that a claim for fire, flood, theft, or vandalism is rejected.
Unoccupied property insurance is a standalone policy designed specifically for void periods. Providers including Aviva, AXA, and specialist brokers such as Homeprotect and CIA Landlords offer policies that cover properties vacant for up to 6 or 12 months.
Key conditions typically attached to unoccupied property insurance include:
| Condition | Typical requirement |
|---|---|
| Inspection frequency | Every 7 to 14 days |
| Water supply | Isolated or heating maintained above minimum temperature |
| Security | Mortice locks on all doors; locks on all accessible windows |
| Post and garden | Cleared regularly so property does not appear abandoned |
Read the policy wording carefully before purchasing. Some policies require weekly inspections and will reject claims if you cannot demonstrate compliance.
How often should I inspect an empty property?
Visit the property at least every two weeks, and more frequently in winter when frost and burst pipes are a greater risk. During each visit, check all rooms for signs of water ingress, damp patches, or mould. Run the taps briefly to check water pressure. Inspect the roof line from outside for missing or slipped tiles. Check all entry points for signs of attempted forced entry.
Keep a written log of every inspection, including the date, your name, and any issues found. This log is evidence of your compliance with your insurance policy conditions and will be important if you ever need to make a claim.
How do I protect an empty property from burglary?
Unoccupied properties are more attractive targets for burglars because there is no one inside to raise the alarm. The goal is to make the property look occupied from the street.
Clear post from the letterbox on every visit. Arrange a neighbour or letting agent to clear it between your visits if necessary. Mow the lawn and tidy the garden regularly. Overgrown grass and an overflowing bin are clear signals that no one is home.
Install timer switches connected to lamps inside the property so that lights come on in the evenings. This costs around £5 to £15 per timer switch and makes the property appear occupied from the outside. Ensure all window and door locks are in full working order. A visible alarm box on the exterior wall is a deterrent even if no alarm system is connected.
If the property will be empty for several months, consider a keyholding service, where a local security company holds a spare key and will respond to alarms or carry out periodic checks on your behalf.
Should I turn off the water and gas in an empty property?
Turn off the gas at the mains when the property is unoccupied. There is no reason to keep gas appliances running in an empty property, and a gas leak in an unoccupied building is particularly dangerous.
With water, the right approach depends on the season. In summer, turning off the water at the stopcock is reasonable and reduces the risk of a slow leak going undetected. In winter, leave the water on and keep the heating set to a minimum of 10 to 13 degrees Celsius to prevent pipes from freezing. A burst pipe in a frozen property can cause tens of thousands of pounds of water damage before anyone notices.
If you do turn off the water, drain the system fully by opening all taps after closing the stopcock. This removes standing water that could freeze.
What are my council tax obligations for an empty property?
Council tax rules for empty properties vary by local authority, but in England most councils now charge full council tax from day one of vacancy, after scrapping the blanket one-month exemption. Some councils charge a council tax premium of up to 200 per cent for properties left empty for more than two years, under powers granted by the Local Government Finance Act 2012 (amended in subsequent years).
Contact your local council as soon as the property becomes vacant to understand your specific liability and any exemptions that may apply, such as properties undergoing major structural repairs.
FAQ
How long can a property be left empty before it becomes a problem legally?
There is no single legal time limit, but problems escalate the longer a property sits empty. Insurance restrictions kick in after 30 days. Council tax premiums can apply after one to two years depending on your local authority. Local councils also have powers under the Empty Dwelling Management Orders (EDMO) legislation to take over management of properties that have been empty for more than two years if they consider the property to be causing a nuisance or representing wasted housing stock.
Do I need a specialist letting agent to manage a void period?
No, but a local letting agent with a key holding service can carry out inspections on your behalf and manage routine maintenance. This is particularly useful if you do not live close to the property. Typical costs for a periodic inspection service range from £30 to £75 per visit.
Will my existing landlord insurance cover accidental damage during a void?
Almost certainly not if the void exceeds 30 days. Check your policy exclusions carefully. Most standard landlord policies explicitly exclude cover for properties vacant beyond 30 consecutive days. You need unoccupied property insurance to fill this gap.
Can I claim the cost of unoccupied property insurance as a deductible expense?
Yes. Premiums paid for unoccupied property insurance are an allowable expense for UK landlords and can be deducted from your rental income for self-assessment tax purposes. Keep all receipts and records as evidence.
What is the cheapest way to keep an empty property secure?
The most cost-effective measures are timer-controlled interior lights (around £5 to £15 per timer), ensuring all locks are working and dead-bolted, fitting a visible alarm box, and clearing post and maintaining the garden regularly. A monitored alarm system adds more security but costs significantly more, typically £20 to £50 per month.