When a home becomes vacant—after a move, during probate, or while you prepare to sell—risk goes up and coverage can go down. Break‑ins, leaks, frozen pipes, mold, and even city fines are all more likely when no one is living there.
As our Inherited Property Real Estate experts recommend, treat vacancy as a project with a clear plan, documented steps, and the right vendors. Inherited Property Advisors helps executors, heirs, and trustees stabilize and sell vacant properties safely, compliantly, and for maximum net proceeds.
Why Vacant Homes Are High‑Risk
- Insurance gaps: Many standard policies limit or exclude coverage after 30–60 days of vacancy unless you add a vacant property endorsement. Claims for vandalism, water damage, or theft may be denied.
- Liability and safety: Unattended hazards—loose railings, icy walkways, unsecured pools—create liability exposure.
- Property damage: Small issues (a slow leak, humidity, pests) can become big problems quickly, reducing the home’s value.
- Nuisance and code fines: Overgrown yards, green pools, or unsecured structures can trigger municipal violations, liens, or even receivership.
- Squatting and theft: Vacant homes attract trespassers and copper thieves. Prevention is far cheaper than remediation.
As our Inherited Property Real Estate experts recommend, assume someone will notice the vacancy within days—act fast to secure, insure, and maintain.
Immediate Actions: First 48–72 Hours
- Rekey and secure entry points
- Change locks on all doors; consider a smart lock for controlled access.
- Replace broken windows, add window pins or temporary boarding where needed.
- Stabilize utilities
- In cold climates: shut off water at the main and drain lines; winterize fixtures; set heat to a safe level (typically 55–60°F).
- In humid climates: keep limited A/C and add dehumidifiers to prevent mold.
- Keep power on for alarms, sump pumps, and showings.
- Fix insurance coverage
- Call the insurer to disclose vacancy and add a vacant property endorsement if required.
- Notify the mortgage servicer; confirm any lender preservation requirements.
- Prevent “vacant look”
- Forward mail; stop deliveries; use interior light timers; keep a car in the driveway when possible.
- Do not post “vacant” signs; a discreet “No Trespassing” sign is appropriate.
- Document condition
- Photo/video every room, mechanicals, exterior, and meter readings to establish a baseline for future claims.
- Neighborhood and HOA notification
- Politely inform a trusted neighbor and the HOA manager (if any) and share your secure contact method.
As our Inherited Property Real Estate experts recommend, create a shared folder for photos, invoices, and inspection logs—this protects you as a fiduciary and streamlines any insurance discussions.
Ongoing Maintenance Plan (Weekly to Monthly)
- Scheduled inspections
- Weekly (or biweekly) walk‑throughs with dated photos: check doors/windows, water heater, sump pump, attic, crawl space, and yard.
- Exterior care
- Lawn and landscaping, snow removal, gutter cleaning, and tree trimming to avoid storm damage and code complaints.
- Moisture and pest control
- Run dehumidifiers, ensure bathroom and kitchen traps don’t dry out, set pest stations, and monitor for droppings or damage.
- Pool and spa safety
- Secure barriers; maintain water to avoid “green pool” notices; consider professional mothballing.
- Mechanical systems
- Test smoke/CO detectors; service HVAC; replace filters; verify sump/battery backups.
- Trash and personal property
- Remove perishables, medications, and valuables; schedule a clean‑out to reduce risk and prep for sale.
Our Inherited Property Real Estate experts recommend a written maintenance cadence and vendor roster—missed visits are the biggest source of preventable damage.
Legal, Insurance, and Compliance Considerations
- Vacancy clauses: Many policies restrict coverage after 30–60 days. Get the right endorsement in writing.
- Municipal vacant property registries: Some cities require registration, fees, signage, or periodic inspections for vacant structures.
- HOA rules: Expect standards for landscaping, signage, rentals, and lockboxes.
- Access and authority: Executors/administrators should have Letters Testamentary/Administration; trustees need trust authority. Keep copies available for vendors and insurers.
- Recordkeeping: Pay expenses from an estate or trust account; track invoices and logs for court accounting.
As our Inherited Property Real Estate experts recommend, call your insurer and the city code office early—two short calls can prevent denied claims and costly fines.
Security: Practical, Layered Protection
- Hardware: Fresh locks, longer screws in strike plates, window pins, and reinforced sliders.
- Technology: Monitored alarm, smart cameras covering entry points, water sensors, and a smart thermostat.
- Lighting: Dusk‑to‑dawn exterior lights and randomized interior timers.
- Visibility: Keep sight lines clear from the street; maintain the yard.
- Tactics: Move obvious valuables off‑site; don’t publish access codes; restrict keys; rotate showing windows with your agent.
As our Inherited Property Real Estate experts recommend, prioritize water sensors and monitored alarms—water and time are the two most expensive enemies of a vacant home.
Selling a Vacant Home: Timing and Value
- Appraisal/basis: For inherited property, obtain a date‑of‑death valuation to establish tax basis and support pricing.
- “As‑is” vs. light prep: Often, modest repairs (leaks, safety items, paint, flooring) deliver outsized ROI; full remodels rarely do during probate.
- Show‑ready utilities: Keep power on for lights and HVAC; buyers and inspectors need functioning systems.
- Disclosure and safety: Label shutoffs, fix tripping hazards, and install fresh smoke/CO detectors to clear simple objections.
- Net sheets: Compare timelines and carrying costs (insurance, utilities, maintenance) against expected price gains.
Our Inherited Property Real Estate experts recommend stabilizing first, then listing—clean photos, safe access, and functioning systems reduce days on market and renegotiations.
Squatters and Trespassers: What to Do
- Don’t self‑evict. If police won’t remove occupants as trespassers, you may need a civil eviction.
- Document everything. Photos, notices, police reports, and witness statements matter.
- Consider “cash‑for‑keys.” In some cases, a controlled, documented move‑out is faster and cheaper than litigation.
- Secure immediately after. Rekey, board where necessary, and tighten showing procedures.
As our Inherited Property Real Estate experts recommend, coordinate with a real estate attorney before taking action—missteps can prolong possession issues.
Quick Checklist
- Rekey doors; secure windows and garage.
- Add vacant property insurance endorsement.
- Shut off/drain water or winterize; set safe temps.
- Set timers, exterior lighting; install alarm/cameras.
- Forward mail; stop deliveries.
- Schedule weekly inspections with photos.
- Maintain landscaping/snow; service gutters/HVAC.
- Register with city if required; comply with HOA.
- Remove valuables; organize clean‑out.
- Keep utilities on for safety and showings.
How Inherited Property Advisors Can Help
Inherited Property Advisors specializes in vacant and inherited homes. We provide:
- 48‑hour stabilization: Locksmithing, board‑up, winterization, and immediate hazard mitigation.
- Insurance and compliance support: We liaise with insurers, confirm endorsements, and manage vacant property registrations.
- Weekly inspection reports: Photo/video logs, moisture and temperature checks, and vendor dispatch if issues arise.
- Vendor coordination: Clean‑outs, lawn/snow, pool service, pest control, and minor repairs via vetted, insured pros.
- Sale strategy: Data‑driven pricing, as‑is versus light‑prep recommendations, and net sheets that factor carrying costs.
- For out‑of‑state executors: Secure digital access, e‑sign vendors, and court‑ready documentation.
As our Inherited Property Real Estate experts recommend, engage us the moment a home becomes vacant—every day you wait raises risk and cost.
Key Takeaways
- Yes—you must maintain and secure a vacant property. Insurance, safety, and value depend on it.
- Act in the first 72 hours. Rekey, insure for vacancy, stabilize utilities, and document condition.
- Set a cadence. Inspections, exterior care, and moisture control prevent most losses.
- Plan the sale. Stabilize first, then list; buyers pay more for safe, well‑maintained homes.
This article provides general information, not legal or insurance advice. As our Inherited Property Real Estate experts recommend, confirm requirements with your insurer, city, and attorney.