In today’s housing market, it’s becoming more and more common for homes to sit empty for longer periods. Rising living costs, increased interest rates, delays in probate, and the higher expense of renovations mean many properties are left unoccupied for months at a time. But from both an insurance and legal perspective, how long can a house be unoccupied before it becomes a problem?
How Long Can a House Be Left Unoccupied?
Legally speaking, there isn’t a strict limit on how long you can leave your own home empty. However, the real restrictions come from your insurance policy. Most standard home policies are only designed to protect an occupied property, and will only allow it to be empty for between 30 and 60 consecutive days before reducing or removing cover. Once you pass this threshold, you’ll usually need specialist unoccupied property insurance to remain protected.
The reason is simple: an empty house faces higher risks. Without someone living there to spot problems early, incidents such as water leaks, break‑ins, storm damage, or vandalism can go unnoticed, and insurers treat these scenarios as a higher chance of costly claims.
Insurance Time Limits: The Key Points
If your home remains vacant beyond your insurer’s time limit (usually a month or two), the level of cover often drops to what’s known as FLEA protection, covering only Fire, Lightning, Explosion, and Aircraft damage. At that stage, events like theft, malicious damage, or escape of water are no longer insured. If you make a claim and haven’t told your insurer the property was empty, they could refuse to pay out entirely.
That’s why, if you know your property will be unoccupied for longer than your policy’s allowance, arranging dedicated unoccupied home insurance is essential.
Empty Property Law: Six Months and Beyond
While insurance is the most immediate concern, local councils also have powers to step in under the Housing Act 2004 if a home is left empty for more than six months. They can apply for an Empty Dwelling Management Order (EDMO), effectively taking over management of the property to bring it back into use.
EDMOs come in two forms: an interim order, which lasts up to a year, and a final order, which may run for up to seven, 14, or even 21 years. In either case, the council can arrange tenants, handle maintenance, and collect rent, all while you remain the legal owner. The aim is to tackle housing shortages and ensure usable homes aren’t left idle.
Insurance Timelines at a Glance
| Time Empty | Standard Home Insurance | Action to Take |
| 0–30 days | Usually fully covered | Keep policy as normal |
| 30–60 days | Cover reduced or limited | Notify insurer, check if changes apply |
| 60+ days | Minimal “FLEA” cover | Arrange specialist unoccupied property insurance |
Always double‑check your policy wording, as time limits and conditions can vary between insurers.
How to Stay Compliant and Protected
If your home will be empty, take steps to protect both the building and your insurance status. Tell your insurer as soon as possible and follow any security or inspection requirements they set. This may include fitting approved locks and alarms, draining down water systems, leaving heating on low in winter, and arranging regular inspection visits (often weekly or fortnightly). Keep a record of these inspections in case you need to prove you’ve followed the rules.
Also, stay alert to any correspondence from your local council if the property will be empty long‑term, particularly once you approach the six‑month mark.
In Summary
From a legal standpoint, you can leave a property empty for as long as you wish, but in reality, after just one or two months, most insurers will restrict cover, and after six months, local authorities could get involved. If you want to protect your investment, the safest route is to be upfront with your insurer, arrange the right type of policy, and take the necessary security and maintenance steps to keep the property in good condition.
If you’re unsure about your current cover or need specialist unoccupied property insurance, our team can connect you with trusted providers from our expert panel.
Just fill out our quick unoccupied property insurance form, and we’ll take care of the rest.