Vacant Home Insurance: What BC Homeowners Need to Know

Think your home insurance still works like usual when your house sits empty? Think again. You could be one vacation away from losing protection without even knowing it.

Whether you're selling a property, travelling for months, or have a rental sitting empty between tenants, an unoccupied home can void your insurance—even if you're paying your premiums on time.

The Basics of Vacant House Insurance

• Empty homes can lose insurance coverage after just 30 days
• Different rules apply for "vacant" vs. "unoccupied" homes
• Always tell your insurance company if you'll be away for more than 30 days
• Having someone check your home regularly can protect your coverage

Keep this in mind for later, or share it with friends who travel or own multiple properties. You could help save them thousands if something goes wrong.

Vacant vs. Unoccupied: Why This Nuance Matters to Your Insurance

Insurance companies don't see all empty homes the same way. The difference between "vacant" and "unoccupied" could mean everything when it comes to getting a claim paid.

An unoccupied house: You're away, but the home still has furniture, working utilities, and you plan to return. Think of a vacation home you visit every weekend or going away on a business trip. Or possibly a major renovation.

A vacant home: No one's living there, utilities might be off, furniture might be gone, and there's no clear plan for anyone to move back in soon. Think homes that are for sale or between renters, or a vacation home that sits empty for most of the year.

Here's an example: a homeowner leaves for a month-long trip to visit family overseas. She leaves her home fully furnished with the heat on. When there's storm damage while she's away, her claim is covered because her home is considered "unoccupied," not "vacant."

But her neighbour isn't so lucky. He moved to a new house but left his old one empty while trying to sell it. When vandals broke in, his claim was denied. Why? His house was considered "vacant" by his insurance company since he had moved out for good.

How Fast Can You Lose Coverage? (Faster Than You Think)

Most British Columbia insurance policies have a 30-day rule. Leave your home empty for more than 30 days without telling your insurance company, and you could lose coverage completely.

Some companies start the vacancy clock after just a few days, depending on the season and other circumstances. Other insurance providers may give you up to 60 days. But don't count on having the full time frame, especially during winter when freeze risks are high.

The problem gets worse on the coast, where water damage from winter storms can go unnoticed in an empty home. Homeowners further inland face different risks with extreme temperature changes that can cause pipes to freeze and burst.

If you’re planning to leave your home, check your policy now, not after you've already left.

Need to Leave Your Home Empty? Here's What to Do First

There are a few pointers to keep in mind before leaving your home for an extended period:

• Call your insurance broker before you leave
• Explain how long the house will be empty and why
• Ask about a "vacancy permit" or special endorsement
• Get everything in writing before you go

A vacancy permit means your regular home insurance will stay in place, even though the house is vacant. It typically costs 50–60% more than your regular premium. That means if you normally pay $1,200 a year for home insurance, you may be on the hook for $1,800–$1,920 for vacancy coverage.

Sounds expensive? That’s nothing compared to paying for a new roof out of pocket when your regular policy won't cover the tree that fell on it while you were gone.

What you'll need to tell your broker:

• Exact dates when the home will be empty
• Whether utilities will stay on
• Who will check the property, and how often
• Security measures you've put in place

It’s never a good idea to leave your insurer in the dark—even if your home is only vacant until you get a buyer, or you’re debating what to do with an inherited property, or you’re actively trying to get a renter.

No matter how temporary the situation seems, a lapse in coverage can cost you big time.

What Empty Home Insurance Covers (And What It Doesn't)

Even with special vacant home insurance, you won't get the same protection as a standard policy.

What's typically covered:

• Fire damage
• Wind and storm damage
• Lightning strikes
• Some liability protection

What's often excluded:

• Water damage (almost always excluded)
• Vandalism and malicious acts
• Theft or attempted theft
• Glass breakage
• Damage from freezing

Would your empty home be covered in these situations?

• A fallen tree damages your roof during a storm (Probably covered)
• Someone breaks in and steals your appliances (Probably not covered)
• A pipe freezes and floods your basement (Almost certainly not covered)
• A fire starts due to electrical issues (Usually covered, but at a reduced amount)

Always read the specific exclusions in your policy and vacancy permit. Not all insurance companies offer the same level of coverage for vacant properties.

Simple Ways to Protect Your Empty Home

The best insurance claim is the one you never have to make. Whether you're maintaining a vacation home from afar or protecting your home while you're on a trip, here are great places to start:

Prevent water damage:

• Shut off the main water supply
• Drain all pipes completely
• Set heat to at least 15°C in winter
• Have someone check indoor temperature regularly

Secure against break-ins:

• Lock all doors and windows
• Install timer lights that turn on randomly
• Consider smart home security with alerts
• Remove valuables (don't just hide them)

Maintain the "lived-in" look:

• Keep curtains in a natural position (not all closed)
• Arrange for regular mail pickup
• Schedule lawn care or snow removal
• Have someone park a car in the driveway occasionally

BC-specific tips:

• Clear your gutters and downspouts before coastal rainy season
• Trim nearby branches that could fall in windstorms
• Check for pest entry points (especially important in rural BC)
• Install freeze sensors that alert your phone if temperatures drop too low

Home Check-ins: Who, How Often, and What They Need to Do

Having someone check your property regularly is the single best way to protect your coverage. But drive-by glances aren't enough for insurance purposes.

Who can check your home:

• Adult family members
• Trusted friends or neighbours
• Professional property managers or house sitters
• Paid home-watch services

How often checks should happen:

• Every 24–72 hours during winter months (mandatory in most BC policies)
• At least weekly during warmer months
• After any major storm or weather event
• According to the specific schedule in your policy

What a proper check includes:

• Enter the home completely (not just peeking through windows)
• Walk through every room, including the basement
• Run water briefly in all sinks and flush toilets
• Check heating system is functioning
• Look for any water, signs of entry, or damage
• Document the visit with dated notes and photos

Keep a log of each visit with the date, time, who checked, and what they did. This can be crucial if you need to make a claim later.

Also, have a backup plan in mind if you’re relying on a family member or neighbour and they can’t make it to a check on time.

Snowbirds and Seasonal Properties: Special Considerations

If you're among the thousands of BC residents who head south each winter, your insurance needs are different from someone with a temporary vacancy. Snowbird-specific seasonal policy endorsements may have different requirements for check-in frequency.

Residents of Vancouver Island and the Lower Mainland have different concerns from those further inland. Coastal properties need protection from sustained rain and humidity, while interior homes face more temperature fluctuations.

There are several great tech solutions if you want to be proactive. Water leak detectors with smartphone alerts, temperature monitoring systems, motion-activated security cameras, and smart thermostats you can adjust remotely can all help keep you in the loop while you’re away.

Quick Guide: Which Insurance Solution Fits Your Situation?

Selling your home and you’re already moved out:

• Need: Full vacant home insurance
• Not recommended: Regular homeowner's policy
• Minimum protection: Have someone living there, or get a vacancy permit

Extended vacation (30+ days):

• Need: Vacation/unoccupied endorsement, regular home checks
• Not recommended: Keeping quiet and hoping nothing happens
• Minimum protection: Shut off water, arrange weekly checks

Between renters (property management):

• Need: Landlord policy with vacancy coverage
• Not recommended: Regular landlord policy without notifying insurance
• Minimum protection: Short-term tenant or professional property management

Seasonal cottage/investment property:

• Need: Seasonal property insurance with specified vacant periods
• Not recommended: Year-round standard coverage
• Minimum protection: Regular inspections, winterization

Extensive home renovations:

• Need: Builder's risk coverage or vacancy permit
• Not recommended: Standard homeowner's policy
• Minimum protection: Maintain heat, security, and regular checks

Talk to a BC Insurance Expert

Need help figuring out the right coverage for your empty home? Nothing beats calling a local BC broker who understands our unique regional risks.

A quick 15-minute call can help you:

• Understand what your current policy actually covers
• Learn about affordable options to protect your empty home
• Set up the right plan before you leave

Most brokers offer free consultations. It's worth your time to make sure you're covered.

Don't Risk Your Home With Insufficient Insurance

An empty home without proper insurance is a disaster waiting to happen. Water damage alone can cost tens of thousands to repair, and insurance companies won't hesitate to deny claims if your home was left vacant without the right coverage.

Thankfully, protecting yourself can be pretty simple: just tell your insurance company about vacancy plans, get the right coverage, and make sure someone checks your property regularly.

One phone call now can save you from a nightmare claim denial later. Don't take chances with what's likely your biggest investment.