Void periods — the gaps between tenancies — are an unavoidable part of property letting. Whether caused by a change of tenant, a refurbishment, an eviction process stretching over months, or a market-driven delay, every landlord faces periods when their property stands empty. What many landlords do not realise until it is too late is that their standard insurance policy may have ceased to provide meaningful cover weeks before the claim arises.
What is a vacancy clause?
Most landlord buildings and contents insurance policies contain a vacancy clause — a provision that restricts or removes cover once the property has been continuously unoccupied beyond a set threshold, typically 30, 45 or 60 consecutive days. Common effects include:
- Cover reduces to 'fire, lightning, earthquake and explosion' only — water, theft, vandalism, accidental damage are excluded
- Some policies exclude all claims arising during any unoccupied period beyond the threshold, even retrospectively
- Policies may require documented inspections every 7 to 30 days or cover is void
- Failure to notify the insurer that the property is vacant may void cover from the date of vacancy
- Utilities requirements may apply: some policies require the central heating to remain on during winter, others require the water supply to be drained down
Notifying your insurer
As soon as a tenancy ends — or when you know it will end — notify your insurer in writing. Do not wait until after the threshold has passed. Your notification should:
- State the date the previous tenant vacated or will vacate
- Ask for written confirmation of what cover remains during the void and for how long
- Request clarification of the vacancy clause threshold and inspection requirements
- Ask whether an unoccupied property endorsement can be added and at what additional premium
- Keep all correspondence — verbal assurances from insurance staff are unenforceable
Specialist unoccupied property insurance
If your standard policy restricts cover during a void and the void is likely to exceed the threshold, arrange specialist unoccupied property insurance. Key features:
- Full buildings and contents cover during vacancy including water damage, theft, vandalism, malicious damage
- Monthly, quarterly or annual policies — monthly is often more cost-effective for short voids
- Inspection requirement: typically every 7 to 30 days with a written log
- Properties under active renovation require a different product — check that your policy covers a 'property being renovated' rather than simply 'vacant'
- Name your mortgage lender as an interested party on the policy if required by your mortgage terms
- Typical cost: £20–£60 per month for a mid-value residential property; listed buildings and higher-value properties cost significantly more
Inspection requirements during a void
Both standard landlord policies (during their restricted void cover) and specialist unoccupied policies typically require regular documented inspections. A compliant inspection log should include:
- Date and time of each visit
- Name of the person who carried out the inspection (must be the landlord, an agent, or a designated responsible person)
- Property condition at the time of inspection — note any signs of water ingress, vandalism, break-in or pest infestation
- Utilities status — boiler operational, water pressure checked, electricity supply present
- Action taken as a result of the inspection (if any)
- Photographs with date-stamped filenames at every visit
Maintaining the property during a void
Beyond insurance requirements, good practice during a void period includes:
- Winter frost protection: maintain minimum 14°C heating or fully drain the water system — burst pipe claims are the most common void period loss
- Security: change locks if the previous tenant's keys were not fully returned; consider a monitored alarm system (some insurers require or discount for one)
- Post management: redirect mail or clear it weekly — accumulated post signals vacancy to opportunist intruders
- Garden and exterior: keep grass cut and gutters clear — neglect can constitute a nuisance and affect insurance conditions
- Council tax: check with your local authority for void period exemptions or discounts; from April 2024, properties empty over one year may attract a 100% premium in England
Mortgage obligations during a void
Most buy-to-let mortgage conditions require the property to be insured at all times, including during void periods. Specific obligations typically include:
- Notify your lender if the property will be unoccupied for more than 30 days — most mortgage terms contain an express notification requirement
- Maintain buildings insurance at full rebuild value throughout, including during voids
- Name the lender as an interested party on the buildings insurance policy
- Failure to maintain insurance is a mortgage breach and can give the lender the right to arrange insurance themselves at your cost, or in extreme cases to demand repayment of the loan