What happens if your home sits empty while it's on the market?
Many homeowners policies limit coverage after the home has been vacant for 60 days in a row, including water damage from frozen pipes. Call your insurer before you move out.
Plenty of sellers move into their next home before the old one sells. That's often the right call. An empty home shows better and is easier to keep clean. But in winter, an empty house comes with a few extra jobs.
1. Call your insurance company first
Many standard homeowners policies include a vacancy clause. A common version kicks in after 60 consecutive days with no one living in the home. Some policies use 30 days.
After that point, a policy may exclude or reduce coverage for:
- Vandalism
- Glass breakage
- Water damage, including burst pipes
- Theft
Your insurer may offer a vacancy endorsement or a separate vacant-home policy. Ask before the home is empty, not after a loss.
2. Keep the utilities on
Buyers need lights, water and working heat to tour and inspect the home. Inspectors need everything on to test the systems. Leave every utility connected until closing.
3. Keep the heat on
A common guideline is to keep the thermostat at 55 degrees or higher during cold months. Some insurers require it. A smart thermostat lets you watch the temperature from your phone.
4. Protect the pipes before a hard freeze
North Texas doesn't freeze often, but when it does, empty homes are the most at risk. Before a freeze:
- Open cabinet doors under sinks on exterior walls.
- Drip faucets on exterior walls.
- Disconnect garden hoses and cover outdoor spigots.
- Know exactly where the main water shutoff is.
5. Have someone check on it
Arrange for someone to walk through the home every week and after every storm. Look for leaks, running toilets and signs of entry. Keep a simple log with dates and photos.
6. Keep it looking lived in
- Set lights on timers.
- Keep the yard mowed and the walkway clear.
- Pick up flyers and packages from the porch.
How Jeanie Marten Real Estate preps a vacant listing for winter
- Hoses are disconnected and hose bibs are covered.
- Thermostats are set to keep the house above freezing.
- Before a deep freeze, cabinet doors on exterior walls are opened so warm air reaches the pipes.
FAQ
Is it better to sell a home vacant or furnished? Vacant homes are easier to show and keep clean, but empty rooms can look smaller. Light staging can help.
Can I turn off the water to be safe? Talk to your agent and insurer first. Buyers and inspectors need water to test plumbing, and turning off the heat with water still in the lines can make things worse.
Who pays if a pipe bursts while the home is under contract? Until closing, the home is generally the seller's responsibility. The TREC contract addresses casualty loss before closing, so read it with your agent.
Final takeaway
An empty home sells well, but it needs a plan. Call your insurer, keep the heat and utilities on and have someone check it every week until closing.
Moving before your home sells?
Jeanie will help you plan the move, the showings and the winter checklist so nothing slips. Call (972) 414-0719 or visit the sellers guide.
This post is general information, not insurance or legal advice. Your policy and contract control.
Related posts
- How an Ice Storm Impacts the Dallas Real Estate Market
- What Actually Happens Between Under Contract and Closing Day
Sources: LegalClarity: Vacancy clause in homeowners insurance
