Empty Property Insurance: Why Standard Cover Lapses After 30 Days
What happens to buildings insurance when a property becomes unoccupied — and how to stay covered while selling.
The 30-day rule
Almost every standard UK home insurance policy contains an unoccupancy clause: if the property is left empty for more than 30 consecutive days (some insurers allow 45 or 60), cover is either voided or limited to the "FLEA perils" — Fire, Lightning, Earthquake and Aircraft.
That means a burst pipe, a break-in, malicious damage, escape of oil, or storm damage would not be covered even though you're still paying premiums.
What counts as unoccupied?
Insurers usually define unoccupancy as no-one sleeping in the property overnight for the specified period. Visiting once a week to collect post does not reset the clock.
Common scenarios that trigger unoccupancy:
- Probate property between date of death and sale
- Refurbishment before letting or sale
- Owner in hospital or long-term care
- Tenant vacated between lets
Options to stay insured
1. Notify your existing insurer
Some will extend cover in return for extra premium and conditions (drain-down, weekly inspections). Others will refuse and the policy will cancel at renewal.
2. Buy a specialist unoccupied-property policy
Providers like Aviva, Direct Line for Business, Hiscox, and specialists like Homeprotect and Adrian Flux offer 3, 6, 9 and 12-month policies. Typical cost is 1.5–3x standard buildings premium.
3. Drain down and reduce risk
Turn stopcock off, drain the system, unplug appliances, put post through the door not on the mat. Weekly inspections are usually required — keep a diary.
4. Sell to a cash buyer
The moment contracts exchange, the buyer's insurable interest begins. On a fast sale, the 30-day risk window can be avoided entirely.
What executors must do on day one
- Photograph every room
- Turn off water at the mains
- Notify the insurer that the policyholder has died — cover is void otherwise
- Apply for Council Tax Class F exemption (up to 6 months after grant)
Cost benchmark
A £250,000 mid-terrace in unoccupied cover typically costs £350–£700 per year — a small fraction of the £5,000+ a burst pipe can cost to repair, plus lost sale time.
Frequently asked questions
How long can I leave a house empty?
Legally, indefinitely — but standard insurance lapses after 30 days. Councils can also charge a Long Term Empty Premium of up to 300% after 12 months.
Is a probate property council-tax exempt?
Yes, Class F exemption applies for up to six months after grant of probate, provided it remains unoccupied and unsold.
Do I need to visit weekly?
Most unoccupied policies require weekly inspections with a written log. Check your policy schedule carefully.