Buildings Insurance for unoccupied property

HappyG1rl

We will be leaving the country and our house will be left unoccupied for over 30 days. We need to re-insure it but we read the small print and found we need to let the insurance company know. Which companies provide reasonable rates for unoccupied properties? We're not sure exactly how long we will be out of the country for as it depends on my husband's employment contract - it could get extended.

Janusian

Best advice would be to speak to a broker. Don't know where you live, but A-Plan who are all over the South of England, often have Home Insurance specialists in the bigger branches.

You will not be able to get anything other than the basic fire, explosion, water, falling objects type cover though.

mchu6am4

Why? Do most insurer's not already provide this cover?

Ash

mattymoo

No - it is very difficult to get property insurance on unoccupied properties. If you do manage it the cover is normally restrected to Fire, Aircraft, Explosion and what are known as dry perils (earthquake and impact).

Wet perils (storm, flood, burst pipe etc) are usually excluded.

The best way to get the cover is to ask the existing insurer that insured it for the person from whom you inherited it. If that policy is still current they will simply change the policy name to "The executors of xyz deceased" if the estate is still being sorted.
If the estates affairs have been settled and the property is yours, you should approach the insurers for your main property and ask them to cover it.

The insurers will normally stipulate that utility services are disconnected and water systems drained down. The letterbox will need to be sealed and inspections carried out at least weekly.

mchu6am4

That's scary, as I have just insured a property I'm buying on mortgage (due to complete on 8th May 07) but do not plan to live in it on a permanent basis (as it needs alot of work and I may just stay the odd weekend etc.)

What are the implications for this? What about utility bills, council tax etc. with regards to empty properties?

mattymoo

Normally the unoccupancy clauses on policies kick in when the property is unoccupied for 35 days or longer so it sounds like you will be okay.

Utility bills - you will need to pay for the electric you use for the tools so you need to notify them you have taken over the property.

Council tax - not sure.

silvercar

you can get council tax exemption for upto 6 months in any financial year for a property that is unoccupied and unfurnished. you may be able to claim exemption for longer if it is uninhabitable. contact your council tax office to claim.

for buildings insurance, try a broker that specialises in letting properties, they are used to properties potentially being empty for a time. I use alanboswells.com

[Deleted User]

I've bought a house and am in process of doing it up so only go up perhaps once or twice a week. I'm with the Halifax and the property is classed as un-occupied if you are aaway from it for more than 60 days (I think), so once every month and half or so I just work overnight decorating!

12 months council tax free on grounds of unhabitable (came and inspected it, some young lad who hadn't a clue, wasn't expecting to get 12 months exempt)

Water Rates - (un-metered), don't pay any until I move in. Was told to ring when I move in, but then aren't using any water at mo, its turned off now).

Pay £5 month to coverelectric I'm using at minute.

Hope this helps.

Rachel

mchu6am4

Thanks, that was a great help. I'll be probably staying the odd night every couple of weeks - so hopefully that should cover insurance side of things. The property needs a-z of internal decorative maintenance including new kitchen & bathroom. (some ancient furniture is left in the house).

I hope the above will get me the poll tax exemption for a year or so (although i plan to do most of the work myself)

Ash

[Deleted User]

Ash

I truly believe it is down to the assessor you get coming to your house. I never even asked for a 12 month exemption and I got one, and mine is probably similar to yours, needs updating, new kitchen, bathroom, some plumbing/electrical work. The assessor never even went into the kitchen and bathroom, he stood in the hall. That said, this was at gone 5pm on a Friday so he probably wanted to get off home!!!!

Remove any furniture, including chair and kettle, my sister had problems with hers because there was a chair and kettle in there (for workmen)!!! So I do think each area will be different.

Rachel

mchu6am4

[quote=[Deleted User];5031033]Ash

I truly believe it is down to the assessor you get coming to your house. I never even asked for a 12 month exemption and I got one, and mine is probably similar to yours, needs updating, new kitchen, bathroom, some plumbing/electrical work. The assessor never even went into the kitchen and bathroom, he stood in the hall. That said, this was at gone 5pm on a Friday so he probably wanted to get off home!!!!

Remove any furniture, including chair and kettle, my sister had problems with hers because there was a chair and kettle in there (for workmen)!!! So I do think each area will be different.

Rachel[/QUOTE]

Well the previous owners have left quite a bit of furniture behind (as it is so old and I didn't have money to furnish straighaway- i said i'll make use of it until i can afford better (FTB) when i'll get rid of ths 'junk' - includes, bed, sofas, tables and wardrobes etc.)

I hope this isn't going to be an issue as i'll just stack them up in one room as though to decorate/work on in other rooms etc.

Ash