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When someone dies and leaves behind a property, one of the least visible but most important tasks is making sure that property remains properly insured. Standard home insurance is designed for occupied homes. Once a property sits empty — as it often will during probate — most policies begin to restrict or withdraw cover. This guide explains what executors need to do and when.
Almost all standard home insurance policies contain an unoccupancy clause. This states that if the property is left unoccupied for a continuous period — typically 30, 45, or 60 days depending on the insurer — certain sections of the policy are suspended or the policy becomes void entirely.
The exclusions that commonly kick in after an unoccupancy period include:
In practice, escape of water is the most financially significant. A single burst pipe in an empty property — particularly in winter — can cause tens of thousands of pounds of damage before anyone notices. Without valid insurance, the estate bears that cost in full.
Check the policy wording carefully
The unoccupancy period varies by insurer. Some policies allow 30 days, others 45 or 60. Some have provisions for bereavement situations. Do not assume — read the policy document or call the insurer to confirm the exact terms.
As soon as you are able — ideally within the first week or two after the death — contact the deceased's home insurer and inform them of the situation. You will need:
The insurer will typically respond in one of three ways:
Whatever the outcome, ask for written confirmation. Verbal assurances about insurance cover are not reliable if you need to make a claim.
Do not cancel the policy yet
Even if you think the policy may not cover an unoccupied property, do not cancel it until you have replacement cover in place. A gap in insurance — even for a few days — leaves the estate completely exposed. Arrange the new policy first, then cancel the old one.
As executor, you have a legal duty to protect the assets of the estate for the benefit of the beneficiaries. This duty extends to maintaining adequate insurance on estate property.
If a property suffers a loss — fire, flood, theft — during a period when adequate insurance was not in place, and beneficiaries suffer as a result, they may have a claim against you personally as executor. This is not a theoretical risk: executor negligence claims do happen, and "I didn't know about the insurance" is not a complete defence.
The practical message: sorting out the insurance is not an optional administrative nicety. It is a core executor responsibility that should be addressed in the first few weeks of administration.
If the existing insurer will not maintain adequate cover, or if their terms are unfavourable, specialist unoccupied property insurance is widely available in the UK market.
Specialist policies typically cover:
They typically exclude:
Specialist unoccupied property insurance typically costs between £150 and £400 per year for a standard UK residential property, depending on location, rebuild value, and the level of cover selected. Policies can often be arranged for 3, 6, or 12 months.
If probate is expected to take more than a year — for example, where there is a property to sell, complex assets, or a contested estate — budget for specialist cover from the outset rather than renewing in short increments.
Finding a specialist insurer
Search for "unoccupied property insurance" or "probate property insurance". Specialist brokers such as Adrian Flux, Towergate, and the specialist divisions of major insurers all offer products in this market. Compare at least two or three quotes. Ensure the policy matches the property's rebuild value, not just the market value.
Most unoccupied property insurance policies impose ongoing security and maintenance conditions. Failing to comply with these conditions can invalidate a claim. Common requirements include:
Keep a written or photographic log of each property visit. If you ever need to make a claim, the insurer will ask for evidence that the conditions were met.
The decision about whether to leave heating on or drain the water system is one of the more practical questions executors face. The answer depends on the time of year and the insurer's requirements.
Burst pipes caused by freezing are extremely common in unoccupied properties and can cause catastrophic damage. There are two main approaches:
Check what your insurer requires before choosing an approach. Some policies mandate one or the other.
Burst pipes are less of a risk, but it is still sensible to turn off the water at the mains stopcock if no one is regularly visiting. Gas should also be turned off at the meter if the property is empty for an extended period.
If the deceased had a separate or combined contents insurance policy, this will typically become invalid (or severely restricted) once the property is unoccupied — on the same timescales as buildings cover.
The contents of the property are assets of the estate and must be protected accordingly. In particular:
If valuable items are removed from the property, inform the insurer — their location will affect coverage. Items stored at a different address may need to be listed on a different policy.
Document what is in the property
Before removing anything, take photographs or video of each room and make a written inventory of significant items. This protects both you as executor (demonstrating what existed and what you removed) and the estate if a contents insurance claim is ever needed.
Executors must maintain insurance on the property until the property legally changes hands. In a conveyancing transaction, this means until completion — not exchange of contracts.
Between exchange and completion, the buyer has an insurable interest but the seller (in this case the estate) remains the legal owner. If a fire or flood occurs between exchange and completion, it could be catastrophic for the estate if cover has already been cancelled.
The safe rule: do not cancel the insurance policy until the completion date, once you have confirmed that keys have been handed over and the transaction is complete.
Similarly, if the property is being transferred to a beneficiary rather than sold, maintain cover until the Land Registry transfer is complete and the beneficiary has made their own arrangements.
Joint tenants: the property passes automatically to the survivor — no probate needed. Tenants in common: the deceased's share goes through the estate. Complete guide to both, including Land Registry process.
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Find out if you need probate in the UK. Property always needs probate. Small estates under £5K-£50K may not (depends on bank). Joint assets exempt.
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