Empty rental property over winter: frozen pipes and the unoccupancy clause

Most portfolios have a property standing empty at some point: between tenancies, during a refurbishment, or while it is on the market. In summer that costs rent. In winter it can also cost a ceiling, a floor and a kitchen.

Why empty properties are the ones that burst

Water expands as it freezes. Pipes in lofts, along outside walls and under suspended floors are the most exposed. In an occupied home, the heating keeps them just warm enough. In an empty property with the heating off, nothing does.

The damage is often found late. A frozen pipe splits, but little water escapes while it is still frozen. The flooding starts when it thaws, and in an empty property it can run for days before anyone notices.

The unoccupancy clause

Most UK landlord insurance policies change once a property has been unoccupied for a set period, commonly 30 or 60 consecutive days depending on the insurer. After that point, policies commonly:

• Restrict cover to a short list of perils, such as fire, lightning, explosion and aircraft.
• Exclude escape of water, theft and malicious damage.
• Keep cover in place only if certain conditions are met.

Typical conditions include:

• Inspecting the property regularly, often weekly, and keeping a record of each visit.
• Either turning the water off at the mains and draining the system, or keeping the heating on at a minimum temperature.
• Telling the insurer the property is unoccupied.

Wording differs between insurers. Find three things in your own policy: how long a property can be empty before the clause applies, what you have to do after that, and whether escape of water is still covered.

Before the first frost

• Check the unoccupancy terms on every property that could stand empty at some point this winter, including ones that are let today.
• Decide for each empty property whether the heating stays on at a frost-protection setting or the water is turned off and the system drained. Your policy may specify which.
• If you are relying on the heating, make sure the boiler has been serviced and the thermostat works.
• Insulate exposed pipes and any cold water tank in the loft.
• Find the stopcock and check it turns. A stopcock left untouched for years can seize.
• Arrange inspections and keep a dated log of each one.

When a hard frost is forecast

Freeze risk on Property Risk Alerts emails you when a hard frost, 0°C or below, is forecast within the next three days at a property marked as vacant. Occupied properties don't receive it. It exists for the empty ones.

Three days is enough time to confirm the heating is actually running, send a keyholder in, or drain down. The alert also leaves a dated record that you were warned and had the chance to act, which helps if a claim ever turns on whether reasonable care was taken.

This isn't insurance advice. Your policy wording, and your insurer or broker, decide what is covered.

Add your properties, and mark any that are empty when you add them.