According to statistics published by the Empty Homes Agency, there were an estimated 697,055 vacant properties in 2008. Obviously, as a landlord you hope your property does not become such a statistic, but given the vagaries of the rental market, periods when your property remains unoccupied are almost inevitable.
Unoccupied properties pose a number of risks, including increased vulnerability to damage from water, fire – the fire brigade estimates they respond to approximately 9,000 fires a year at vacant properties – vandalism, break-ins and squatters. In addition to the risk of damage, even when a property is vacant the Occupiers Liability Act still applies, meaning the property owner is liable for injuries or deaths sustained on the property, even if the person is trespassing.
To minimise the risk of damage and liability, appropriate measures should be taken to ensure the property is well secured and protected, starting with informing your insurance provider that the property is unoccupied. Not only will your insurer expect to be notified if the property becomes vacant so that your landlords insurance policy can be adjusted to cover an unoccupied property, your insurer will also expect you to follow the steps necessary to maintain the property and keep it safe.
Listed below are the most common measures owners of vacant properties are advised to follow to ensure the property is safely maintained and protected. In adhering to the recommended steps, you will help minimise the risks facing your vacant property and help satisfy the conditions of your unoccupied property insurance.
Regular property checks – This is crucial, since if you completely abandon the property it is bound to suffer the consequences, regardless of how well you secured the property when it was initially vacated. Additionally, your insurance provider will expect you, or someone acting on your behalf, to inspect the property regularly, typically once every seven to fourteen days. During the routine inspections, check for signs of damage or forced entry, and if you notice any problems requiring maintenance, hire professional help if the problem is beyond your ability to fix.
Secure the property – Obviously, when the property is vacated you need to ensure all windows and outer doors are securely locked, and if necessary, get extra deadbolts for the doors. Avoid boarding up the windows if possible, since that will draw attention to the building’s lack of occupancy, and instead fit windows with security grilles if you want, or if your insurer requires, the added protection. If the property does not already have one, install a monitored security system and make sure it is set. Not only will this serve as a deterrent against intruders or alert you if an intruder does enter the premises, many insurance providers offer discounts if devices that make the home safer are installed. Additionally, install motion sensors on any outdoor lights, so they will switch on if anyone approaches the building.
If during your regular inspections you notice a problem that compromises the property’s security, such as a broken window pane, take immediate action to remedy the problem.
Give the property a lived in look – The less the property looks vacant the better, so take whatever measures you can to leave it looking lived in. Do not remove curtains or blinds on the windows, and invest in some timer switches for the lights, which you can set at staggered hours so the lights go on and off at different times.
Make sure regular deliveries, such as newspaper or milk deliveries, are cancelled. If mail is still delivered to the property, avoid it accumulating in the letterbox or on the front step and drawing attention to the fact that the property is empty. Remove accumulated mail when you stop by to inspect the property, and if possible have a neighbour remove the mail if it builds up in the days between your property inspections.
Overgrown front gardens and vegetation around the property are obvious indicators of an empty property, so keep the lawn mowed and vegetation trimmed back. If you cannot or do not want to do this yourself, hire a gardener to take care of any necessary work. Additionally, if you notice any graffiti on the property during your regular checks, remove it immediately, and tidy up any rubbish that accumulates in the garden or area surrounding the property. After a snowfall, make a point to clear snow off the driveway and paths leading to the house, otherwise the property will look unlived in. Furthermore, by keeping the driveway and paths clear, you also reduce the risk of liability, should someone slip and injure themselves when approaching the house.
Fire, gas and water safety – Flammable or combustible materials and items in and around the property that can be conveniently removed should be removed in order to reduce the risk of fire damage, and as an extra precaution unplug appliances, such as washing machines, refrigerators, ovens and toasters. If you are not expecting any mail delivery during the unoccupied period, seal the letterbox closed to prevent vandals or would-be arsonists from pushing destructive or lit materials through the box. If a fire alarm system is installed in the property, switch it on and check it periodically to ensure it remains operational.
Depending on the length of time you expect the property to remain unoccupied, the time of year and what your insurer requires, there are various measures you can take to prevent water or gas disasters. Either drain the water system completely (seek the advice of an experienced plumber if necessary), drain any tanks containing flammable materials, including taking precautions against residual vapours, and shut off the gas supply at the mains. Alternatively, if you choose not drain the water system, turn off the water to individual fixtures, including sinks, toilets and washing machines, and do not shut off the property’s heat source. Instead, particularly during the months between October and April when it is colder, keep your thermostat set to at least five degrees to prevent the pipes from freezing or bursting. Another benefit to keeping the heating system operational during winter months is that it will help prevent dampness or mould from developing.
Notify appropriate persons – In addition to letting your insurer know that the property is unoccupied, consider notifying the local police and fire department of the property‘s vacant status, and give your contact information in case of an emergency. If you know any of the neighbours, inform them that the property is unoccupied and ask them to call you if they notice any problems or suspicious activity.
If you are a landlord and need landlords property insurance for your buy to let property then CIA Insurance can deliver everything you need for peace of mind.
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