Insuring an empty building: what owners must do

When an empty building counts as unoccupied

Insurers decide this in the policy, not in law. The RICS Property Journal said in 2019 that there is no industry standard, but insurers tend to treat 30 days as the point after which a property is deemed unoccupied. Then cover may be restricted, unoccupancy conditions may apply, or excesses may rise (RICS, 2019). A broker's guide from August 2026 says business premises are usually classed as unoccupied after 30 consecutive days, that some policies allow longer, and that the exact number is in your policy documents (Bionic, 2026).

Two examples of other periods. Aviva's wording for its Touchstone hotel insurance facility defined "unoccupied" as a building that is, among other things, "empty, vacant, disused, untenanted or unfurnished" for more than 45 consecutive days. In March 2020 it temporarily raised that to 90 days because of COVID-19 (Aviva, 25 March 2020). That is one product and one date, so use it as an example, not as a rule for your policy.

Part of a building can count too. The RICS article says a multi-tenanted building with some empty units can fall under the same conditions (RICS, 2019).

What insurers usually require

The sources point to four things.

• Tell the insurer. Ecclesiastical advises letting your insurer or broker know if a property is likely to be empty for an extended period, typically 30 days or more, and says they will usually apply slightly different terms (Ecclesiastical, 26 November 2025). A broker adds that you should tell them even if you check the building regularly (Bionic, 2026).
• Inspect and keep a log. Ecclesiastical says cover may require at least weekly inspections and recommends recording every visit (Ecclesiastical). In the Aviva hotel-facility wording the condition was internal and external inspections at least every seven days, a weekly log kept for at least 12 months, and a monthly management check of the log (Aviva, 2020).
• Secure the building. The Aviva wording required all external doors locked, windows closed and secured, and letter boxes and openings sealed, and loose combustible items removed. Wrigleys, writing about homes in 2018, listed locks of a minimum standard and tidy grounds (Wrigleys, 2018).
• Handle water and power. The Aviva wording required turning off power, fuel and water at the mains and draining tanks and pipes, while keeping enough power for any alarm, CCTV or fire detection, and enough heat to stop a sprinkler system freezing. Wrigleys said policies typically require either draining down or leaving the heating on low (Wrigleys, 2018).

What cover you keep matters as much as the conditions. Once a building passes the unoccupied threshold, an insurer may limit cover to fire, lightning, aircraft and explosion (FLEA). A broker's guide says theft, vandalism and escape of water cover may then be removed until you arrange specialist unoccupied cover or the building is occupied again (Bionic, 2026; RICS, 2019).

What happens if you don't

The Aviva hotel-facility wording says that if you fail any listed condition while the premises are unoccupied, "You will lose Your right to indemnity or payment for that claim" (Aviva). Wrigleys, writing about homes, said failure to comply with such conditions "could result in the policy being voided and claims not being covered" (Wrigleys, 2018).

A real case, from the Financial Ombudsman Service (decision DRN-5303963, 2025). A man bought a bungalow in 2021 and insured it with Aviva as an unoccupied property. Refurbishment stopped in autumn 2022. In November 2022 a fire, which the fire brigade thought was likely started deliberately, caused significant damage. Aviva declined the claim, saying inspections had not been done and a side gate and a kitchen door had not been secured.

The ombudsman did not uphold the complaint. He decided the claim could fairly be declined because of the kitchen door alone, which was found unlocked or had a loose lock. The policy said security protection must "must be put into full and effective operation at all times", with a warning that failure might lead to a claim being rejected. He did not decide the inspection ground. This was a home policy and one decision on its own facts, but it shows how a simple lapse can cost the whole claim.

Your options, and what each changes

No option is a substitute for telling your insurer. Each one changes something different.

• Specialist unoccupied cover. The RICS Property Journal says a specialist policy is more likely to be needed when a building is known to be wholly unoccupied for some time. It also says that for a short gap an existing insurer may keep cover, subject to its terms (RICS, 2019). A broker can tell you what is on offer and on what conditions.
• Inspections and key-holding. If your policy asks for weekly inspections, someone must do them and write them up. Ecclesiastical lists weekly inspections for an unguarded property and says they can deter watching criminals and show up illegal entry or water leaks early (Ecclesiastical). This meets the condition. It does not change the cover.
• Security. Ecclesiastical lists alarms, security lights, CCTV or wireless sensors, guards, changing locks, sealing letterboxes, boarding up windows and keeping vehicles away (Ecclesiastical). Your policy may require particular measures. Ask your insurer which count.
• Property guardians. People living in the building add a presence, and some owners use them for that reason. What it changes for insurance is up to the insurer. See the next section.

We give no costs here. The figures we have seen for guards and screens come from councils and vendors, not from insurers.

Guardians and insurance

No insurer wording or guidance we read says that property guardians count as "occupied" for an unoccupancy clause. The Aviva wording we read does not mention guardians. So treat it as an open question for your insurer, not a settled benefit.

A compliance-template seller, LetSafe UK, wrote in June 2026 that owners must notify their buildings insurer before placing guardians, that failing to do so may void the policy, that some insurers offer guardian endorsements while others want the guardian company's own liability insurance in place, and that owners should get written confirmation (LetSafe UK, 2026). That is one commentator's view, not an insurer's, but the advice is sensible.

Questions to put to your insurer in writing: does the cover change while guardians live there, which unoccupancy conditions still apply, is anything excluded, and what do you need from the guardian company?

Before the building empties

1. 1

   Read the unoccupancy clause

   Find the number of days and the conditions in your policy wording.
2. 2

   Tell your broker or insurer

   Say when the building will be empty and for how long, and ask what cover you keep.
3. 3

   Ask about specialist cover

   If the whole building will be empty for some time, ask for a quote.
4. 4

   Set up inspections and a log

   Decide who visits, how often, and where the record is kept.
5. 5

   Secure and make safe

   Lock and seal openings, clear combustible items, and sort water and power as the policy says.
6. 6

   Get answers in writing

   If you plan to use guardians, ask the insurer in writing first.

Questions owners ask