Quick answer: A standard homeowners policy is built for a home you live in. When a house sits empty, coverage can shrink. In the widely used ISO HO-3 form, vandalism, malicious mischief and glass breakage are not covered if the dwelling has been vacant for more than 60 consecutive days before the loss, and freeze damage to plumbing is covered only if you kept heat on or shut off and drained the water. If you move out for good, the home may no longer meet the policy’s definition of “residence premises.” Tell your insurer before a home sits empty, and ask about a vacancy permit endorsement or a vacant dwelling policy.
Homes sit empty for many reasons: a move before a sale closes, an inherited house waiting on probate, a long hospital or care facility stay, a renovation, or a rental between tenants. Each situation can affect coverage differently, and the time to sort it out is before the house goes quiet, not after a pipe bursts.
This guide explains how standard policy language treats empty homes and what options exist. For an overview of all the parts of a homeowners policy, see our homeowners insurance guide.
Sources: Insurance Services Office (ISO) Homeowners 3 Special Form (HO 00 03), including the definition of “residence premises,” Coverage A and B exclusions for vacancy, the glass or safety glazing material additional coverage and freezing conditions; ISO Dwelling Property forms; Insurance Information Institute (Triple-I) and National Association of Insurance Commissioners (NAIC) consumer guidance. Insurers may use their own wording, and state rules vary. This is general information, not insurance advice. Read your own policy and talk with your insurer.
Vacant vs. Unoccupied: Why the Words Matter
Insurers often treat these two terms differently, and some policies define them.
| Term | Common meaning | Example |
|---|---|---|
| Unoccupied | Furnishings and belongings remain, but no one is living there right now | A family on a two-month trip; an owner in rehab for several weeks |
| Vacant | The home is empty of people and of the contents needed to live there | A house emptied for sale; an estate home cleared out |
An unoccupied home usually keeps more of its protection than a vacant one, because furnishings suggest someone intends to return. The exact definitions in your policy, if any, control. Courts in different states have interpreted these words in different ways, so ask your insurer how it reads them.
The 60-Day Vacancy Limits in the HO-3
The ISO HO-3 form includes several provisions tied to a dwelling being vacant for more than 60 consecutive days immediately before a loss:
- Vandalism and malicious mischief: Not covered for the dwelling and other structures, along with any ensuing loss caused by an intentional and wrongful act committed during the vacancy. A dwelling under construction is not considered vacant for this purpose.
- Glass breakage: The additional coverage for breakage of glass or safety glazing material excludes loss if the dwelling has been vacant for more than 60 consecutive days.
Some insurers use 30 days, some use different wording, and some add more restrictions. Check your policy language.
Freezing: Heat or Drain
Burst pipes in an empty house are among the most expensive problems an insurer sees in cold climates. The HO-3 excludes freezing of a plumbing, heating, air conditioning or automatic fire protective sprinkler system, or a household appliance, while the dwelling is vacant, unoccupied or being constructed, unless you used reasonable care to:
- maintain heat in the building; or
- shut off the water supply and drain all systems and appliances of water.
If the policy applies and the conditions are met, freeze damage may be covered. If the heat failed while no one checked, or the water was left on in an unheated house, the claim can be denied. Our article on water backup coverage explains related water exclusions.
Theft in an Empty or Under-Construction Home
The HO-3 excludes theft from a dwelling under construction, or of materials and supplies for construction, until the dwelling is finished and occupied. Theft of personal property also has conditions; in general, belongings away from the residence premises have different limits, and contents of an empty house may be minimal. An empty, clearly unattended house can attract break-ins, so security steps matter.
The "Residence Premises" Problem
Homeowners policies cover a “residence premises,” which the ISO form defines in part as the one-family dwelling where you reside and which is shown as the residence premises in the declarations. If you move out permanently, for example after buying a new home, the old house may no longer qualify. That can affect more than vandalism coverage, depending on the insurer’s position.
Common situations to raise with your insurer:
- You bought a new home before selling the old one. Ask how long the old policy will stay in force as-is and whether you need a different policy.
- A parent moved to assisted living. The house may be unoccupied with furnishings in place, but the residence premises definition may become an issue.
- You inherited a home. The named insured may have died, so the estate or heirs need to notify the insurer and confirm who is covered.
- You plan to rent it out. A homeowners policy generally is not designed for a rental. Our guide comparing landlord insurance and homeowners insurance covers the switch.
Your Coverage Options
Vacancy permit or unoccupancy endorsement
Some insurers will attach an endorsement that keeps certain coverages, such as vandalism, in place for a defined period of vacancy. There may be an added premium and conditions, such as regular inspections or keeping utilities on.
Vacant dwelling policy
Specialty insurers and some standard carriers write policies for vacant homes, often based on dwelling property forms. These are typically issued for a set term, such as three, six or twelve months, and may offer named-perils coverage with options to add vandalism. Premiums are often higher than for an occupied home, reflecting the added risk.
Dwelling fire policy
ISO dwelling property forms (DP-1, DP-2 and DP-3) are often used for rentals and non-owner-occupied homes. Some carriers will write them for vacant homes with vacancy provisions. The DP-1 is the most basic, with a short list of named perils.
Builder’s risk policy
For a home being substantially renovated or rebuilt, a builder’s risk policy may be a better fit, since homeowners forms treat construction differently.
Comparing Common Situations
| Situation | Typical concern | Possible solution |
|---|---|---|
| Long vacation, home furnished | Freeze and leak damage while no one checks | Tell insurer if long; arrange regular checks |
| Home on market after you moved out | Residence premises and 60-day vacancy | Vacancy endorsement or vacant dwelling policy |
| Inherited home in probate | Named insured deceased, home may be vacant | Notify insurer; estate-appropriate policy |
| Major renovation | Construction theft exclusion | Builder’s risk or renovation endorsement |
| Between tenants | Landlord policy vacancy clause | Check landlord policy’s vacancy terms |
Steps to Protect an Empty Home
Insurers look for reasonable care. These steps help reduce the risk of loss and support a claim if something happens:
- Notify your insurer in writing before the home becomes vacant, and keep the response.
- Decide on heat or drain. Keep the thermostat at a safe minimum in cold weather, or have a plumber shut off and drain the system.
- Arrange regular inspections. A neighbor, family member or property manager can walk through weekly and log each visit.
- Install monitoring. Smart water leak sensors, temperature alerts and security cameras give early warnings.
- Make the home look lived in. Keep the lawn mowed, snow cleared and mail stopped or collected, and use timers on lights.
- Secure entries. Lock windows, check doors and consider extra locks on outbuildings.
- Document condition. Take dated photos and video of each room so you can show the home’s condition before any loss.
- Remove valuables. An empty house is a target. Our guide to making a home inventory helps you track what stays.
Seasonal Homes and Snowbirds
Second homes and seasonal residences sit empty for months by design, and insurers usually know that when they write the policy. Even so, the policy may carry conditions about heat, water and inspections during the off-season. Snowbirds who leave a northern home for the winter face freeze risk, while owners who leave a coastal home during summer face hurricane season with no one on site.
Practical points for seasonal owners:
- Confirm the policy was written as a seasonal or secondary home, not a primary residence.
- Ask whether there are conditions about how often the home must be checked.
- Arrange for someone to install storm shutters, bring in outdoor furniture and check for damage after storms.
- Keep contact details for local contractors handy so emergency repairs can start quickly.
A Winterizing Checklist for an Empty House
If you choose to shut off and drain the water rather than keep the heat on, a licensed plumber is the safest choice. Typical steps include:
- Shut off the main water valve and, if applicable, the water heater supply.
- Turn off or set the water heater to its vacation setting according to the manufacturer.
- Open faucets on every level to drain lines, starting with the highest floor.
- Flush toilets and remove remaining water from tanks and bowls.
- Drain the dishwasher, washing machine hoses and ice maker lines.
- Add plumbing antifreeze to drains and traps if your plumber recommends it.
- Disconnect and drain outdoor hoses and shut off outdoor spigots.
- Leave a written note of what was done, with the date, for your records and your insurer.
If you keep the heat on instead, check the furnace before the season, keep fuel or utility payments current and use a temperature alert that notifies you if the house gets too cold.
Questions to Ask Your Insurer
- Does my policy define vacant or unoccupied, and how many days apply?
- Will my coverage change if I move out before the home sells?
- Do you offer a vacancy permit endorsement, and what does it cost?
- Are there inspection, heat or utility conditions I must meet?
- If I inherit a home you insure, what do I need to do and by when?
Frequently Overlooked Details
- The deductible may be different on a vacant dwelling policy.
- Liability still matters. Someone injured on an empty property can still bring a claim. Confirm liability coverage continues under whatever policy you use.
- Mortgage lenders require coverage. If the policy lapses, a lender may buy force-placed insurance and charge you for it.
- Utilities can be part of the conditions. Some vacancy policies require power and heat to stay on.
What to Do if a Loss Happens
If you discover damage at an empty home, act quickly. Stop the water or secure the opening, photograph everything and report the claim. Explain the timeline of occupancy honestly, including when the home was last lived in and when it was last checked. Our guide on how to file a homeowners insurance claim covers documentation and the adjuster’s visit.
Frequently Asked Questions
How long can a house be vacant before insurance stops covering it?
It depends on your policy. In the standard ISO HO-3 form, vandalism and glass breakage are excluded after more than 60 consecutive days of vacancy, while other coverages may depend on the residence premises definition. Ask your insurer.
Is an unoccupied home the same as a vacant home?
Not usually. An unoccupied home still contains furnishings and belongings, while a vacant home is generally empty. Your policy’s definitions control.
Does homeowners insurance cover frozen pipes in an empty house?
Under the HO-3, freeze damage in a vacant or unoccupied home is covered only if you used reasonable care to maintain heat or shut off and drain the water.
What insurance do I need for an inherited house?
Notify the insurer right away. Depending on whether anyone lives there, the estate or heirs may need an endorsement, a dwelling policy or a vacant home policy.
Do I need special insurance while my house is for sale?
If you have moved out, ask your insurer whether your current policy still applies and whether a vacancy endorsement or vacant dwelling policy is needed.
The Bottom Line
An empty house is a bigger risk to an insurer, and a standard homeowners policy reflects that. Know the difference between vacant and unoccupied, watch the 60-day limits, follow the heat-or-drain rule and tell your insurer before a home sits empty. A vacancy endorsement or vacant dwelling policy can close the gaps.
