Probate
We can arrange cover around the property’s circumstances. Tell us who has responsibility for the estate or building and how long it has been empty.
Specialist UK insurance broker
Unoccupied Home Insurance
Empty Home Insurance.
One less thing to worry about.
For homes awaiting sale, going through probate, refurbishment or between tenants. We help you find cover that reflects why the property is empty and how it will be looked after.
Personal advice · Mon–Fri, 9am – 5.30pm
UK teamReal peopleAlways speak to a real person
A UK property insurance specialist, the same person every time. No phone menus.
01832 735388FCA regulatedProperty Expert Ltd
Authorised and regulated by the Financial Conduct Authority.
Firm Reference Number: 615253What is unoccupied home insurance?
Unoccupied home insurance is designed for a property that is empty for longer than its usual home insurance allows. The Home Insurer arranges specialist cover for vacant homes, including probate and gaps between tenancies, with the level of protection and conditions explained before you buy.
Between tenants
Discuss cover during a letting gap and how the policy should change when new tenants move in.
Buildings & contents
We can discuss both the building and any contents remaining inside. Check the quotation for the events insured and the contents limit.
Cover is subject to underwriting, policy terms, limits, conditions and exclusions. Your quotation and policy documents confirm what is included.
Before we talkThe details that help
The details that help
us get it right.
- Why the property is empty, and the date it was last occupied.
- Its condition, security, utilities and how often someone can inspect it.
- Any works planned or underway, including structural alterations.
- The rebuild value, remaining contents, claims history and expected future use.
Fuller cover for an empty property
Normally 30 days is the maximum permitted under standard policies. If you need more than 30 days’ unoccupied insurance, you’ve come to the right place. We can insure an empty property for up to a year and can normally offer renewal at the end as well.
Policies for empty homes vary considerably. Some restrict protection to fire, lightning, earthquake and aircraft risks; others offer a wider range of insured events. We focus on understanding the protection you need and explaining what is actually covered. An annual policy with an agreed cancellation arrangement may be worth comparing with a short-term policy.
Check the cover, not just the price
Inspection frequency, security, heating and draining-down requirements are policy-specific. Ask what records you must keep. If you plan renovation work, disclose it before it starts: an empty-home policy may not permit the work.
Cost & comparisonWhat affects
What affects
your premium?
Your premium depends on the rebuild value, location, condition, length of vacancy, security and claims history. Compare the total cost for the time you expect to need cover, including cancellation fees and any refund conditions.
Money back in your pocket
Normally you receive a pro-rata refund less a £50 broker admin charge when you cancel an unoccupied policy.
Send us your renewal terms if you have them. We can compare the cover, excesses and conditions with the options available through our panel and explain our recommendation.
People you can speak to
Doug Phelan
Director · The Home Insurer
Our empty-property team can explain inspection requirements, heating or draining-down conditions, and what happens when the house is sold or occupied again. Tell us if regular visits would be difficult.
Talk to our team on 01832 735388A little clarityYour questions,
Your questions,
answered.
Something specific to your property?
Talk it through with us.
How long can a house be empty on normal home insurance?
Your existing policy sets the unoccupancy limit and what happens once it is exceeded. Check the wording and tell the insurer before the property is left empty for longer. We can discuss specialist cover if the existing policy no longer meets your needs.
Can I insure a house going through probate?
We can consider probate properties. Tell us who is arranging the insurance, the ownership or estate position, whether contents remain and how the property will be checked. The correct insured name needs to be agreed.
Will I receive a refund if I sell the house early?
Some policies offer a pro-rata refund when cancelled, subject to their conditions and any fees. Ask us to confirm the applicable cancellation terms in writing before buying. Do not assume every annual or short-term policy works the same way.
How often must I visit the empty property?
The required inspection interval depends on the insurer. 14 days is a typical visitation requirement, but some policies can go to 7 days or even up to 30 days. Tell us how often visits are realistic so we can look for suitable terms. Your policy will set out the inspection and recording requirements.
Can you help if the house has been empty for years?
We can discuss longer-term vacancies and boarded properties with specialist insurers. Give us an accurate description of the condition and any planned works. Cover is not guaranteed, particularly for severely deteriorated buildings or planned demolition.
What is my rebuild cost?
The rebuild cost is what it would cost to rebuild your property from scratch, including demolition, VAT, site clearance and architects’ and surveyors’ fees. It is not the market value and not what you paid for it. For older, listed, thatched or stone-built properties it is often considerably higher than market value.
We must use the figure you give us. If it is too low, your insurer can reduce a claim in proportion — a 40% shortfall can mean 40% taken off any claim, including small ones. A £20,000 escape of water claim could pay out £12,000.
So that this doesn’t happen to you:
- If you’re confident in your figure, please check it still reflects any extension or alteration since it was last set.
- If you’re not confident, we strongly recommend a reinstatement cost assessment by a RICS-regulated surveyor. For a listed, thatched or non-standard property we consider a site visit necessary rather than a remote or desktop report — the features that drive the cost can’t be seen from photographs or aerial imagery.
You can find a RICS-regulated surveyor in your area through the RICS directory at dir.rics.org. We don’t receive any payment from surveyors and we don’t have a panel — the choice of firm is entirely yours, and your contract will be with them.
If you’d rather talk it through first, call us on 01832 735388 and we’ll explain what to ask for.
Please review your rebuild cost at every renewal, and whenever you extend or alter the property.
More detail, with a worked example, in our rebuild cost guide.
Let’s talk about
the cover you need.
Tell us about your property and we’ll help you understand the options available.
Buy with confidence
Authorised, regulated, and accountable.
The Home Insurer is a trading style of Property Expert Limited, authorised and regulated by the Financial Conduct Authority under firm reference number 615253, and a member of the British Insurance Brokers' Association.
Under the FCA's Consumer Duty we are committed to fair-value policies you can depend upon when you need them, and to good outcomes for every customer.
We place cover through a panel that includes Lloyd's of London markets, and we tell you which insurer we have recommended and why before you buy.