Vacant or mid-renovation, still insured.
Standard homeowners and landlord policies often restrict coverage when a property sits empty or is opened up for a remodel. There are policies built for exactly that period, and some convert when the work is done.
By Sam Alishahi · CA Insurance License #4348151 · Reviewed November 2026 · How this page is researched
The months policies tend to exclude
An empty or torn-open property is a different risk: nobody to notice a leak or a break-in, open walls, contractors on site and materials in the yard.
Many standard policies limit or exclude coverage once a home has been vacant for a set period, commonly 60 days, or while it’s under substantial renovation. Without the right policy in place, that’s exactly when a claim can be denied.
- Vacant dwellingCoverage for a property no one is living in, with options that vary by carrier for vandalism and theft.
- Renovation and builder’s riskProtects the structure and materials during construction or major remodeling.
- LiabilityClaims from someone hurt on the property while it’s empty or under construction.
- ConversionPolicies that switch to landlord or homeowners coverage once the work is finished and the property is occupied.
What underwriters will ask
Having these ready means I can go to market on the first call. The quote form asks for the same things, and anything you don’t know yet can wait.
- The property: address, year built and construction type.
- Vacancy: how long it’s been empty and why.
- The project: scope, budget, and expected start and finish dates.
- Who’s doing the work: a licensed contractor or an owner-builder.
- Security: locks, alarms, fencing and how often someone checks the property.
- The plan after: sell, rent it out, or move in.
Vacant vs. unoccupied, and the vacancy clause
Vacant vs. unoccupied
Insurers distinguish between:
- Unoccupied: your belongings are still there, but no one is living in the home temporarily, such as during a vacation or hospital stay.
- Vacant: the home is empty of the people and property needed to live there. A home after the owner moves out with their furniture is usually vacant.
The exact definitions depend on your policy, so read them carefully.
The vacancy clause
Many homeowners and dwelling policies include a vacancy provision. Some policies suspend coverage for water damage from freezing unless heat is maintained or the water is shut off and drained. Commercial property forms have similar vacancy clauses.
Because the specifics vary, check:
- How many days before vacancy restrictions apply
- Which perils are restricted
- Whether renovations count as occupancy
- Whether you must notify the insurer
Liability, security and local rules
Liability for vacant properties
An empty home can still cause injuries, for example a trespasser or a neighbor's child who wanders in, or a tree falling on a neighbor's property. Vacant dwelling policies may offer liability coverage as an option. Keep the property maintained, secure, and free of hazards.
Reducing risks at a vacant home
- Visit regularly or arrange for a neighbor or property manager to check weekly, and keep a log.
- Shut off and drain water if you won't be maintaining heat; in cold climates, maintain heat and use low-temperature alarms.
- Install smart devices: leak detectors, cameras, motion lights and monitored alarms.
- Maintain the exterior: mow, collect mail, and keep it looking lived-in.
- Secure doors and windows.
- Remove valuables and hazardous materials.
- Maintain defensible space in wildfire areas; see our wildfire mitigation guide.
Squatters
Unauthorized occupants can cause damage and legal complications. Regular inspections and visible security help deter them. If you discover unauthorized occupants, contact law enforcement and an attorney; don't try to remove them yourself. California has adopted laws addressing unauthorized occupants, and local procedures vary.
Local vacant property rules
Some cities have vacant property registration requirements or fees, especially for foreclosures. Check local requirements.
Vacant home checklist
- ☐ Read your policy's vacancy and unoccupancy definitions
- ☐ Notify your insurer when the home becomes vacant
- ☐ Ask about a vacancy permit or vacant dwelling policy
- ☐ Update the named insured after a death
- ☐ Address renovation risks with builder's risk or endorsements
- ☐ Keep heat on or water off and drained
- ☐ Inspect regularly and keep a log
- ☐ Consider liability coverage for the vacant property
Vacant and renovation coverage, answered
Can I insure a fix and flip or an inherited house?
Yes. A fix-and-flip or an inherited house that sits empty usually needs a vacant dwelling or renovation policy, because standard homeowners policies limit coverage once a home is unoccupied. I match the policy term to your project, or to the time it takes to sell or move in.
Does my homeowners policy cover a vacant house?
Often only partly. Many policies restrict coverage after a home has been vacant for a set period, commonly 60 days. Check your policy’s vacancy clause, or send it to me.
What’s the difference between vacant and unoccupied?
In many policies, unoccupied means your belongings are still there but no one is living there, while vacant means the home is largely empty. The wording changes what’s covered, so the exact policy language matters.
Who insures the renovation, me or my contractor?
Both have a role. Your contractor should carry general liability and workers’ comp. The structure and materials during the project are usually covered by a builder’s risk or renovation policy.
Can the policy switch when I lease up or move in?
Some can. Tell me the plan at the start so the policy is chosen with that conversion in mind.
What happens to insurance when a homeowner dies?
The policy may continue for the estate for a period, but notify the insurer promptly and arrange vacancy coverage if the home will be empty.
What is a vacant dwelling policy?
A policy designed for empty homes, often for 3 to 12 months, usually covering named perils with optional liability.
Does a home under renovation count as vacant?
It depends on the policy. Some treat renovations differently, while others require builder's risk or a renovation endorsement.
Do you offer vacant property and renovation insurance outside California?
Yes. Clients across the country send the same quote form. Sam Alishahi is licensed in all 50 states and Washington, DC and places policies there directly. The shopping across carriers works the same way. Rules, minimums and markets differ by state — see insurance requirements by state or high-value home insurance by state.
Official sources
Tell me about the project before work starts.
Coverage is easiest to place before the walls come down. If work has already started, call anyway.
Alishahi Insurance · Saman Alishahi, independent insurance broker, California License #4348151. General information, not a quote or a promise of coverage; coverage depends on underwriting and the terms, conditions and exclusions of the policy actually issued. Some policies may be placed with nonadmitted (surplus lines) insurers, which are not members of the California Insurance Guarantee Association (CIGA).
Tell me how to reach you. I’ll take it from there.
Takes about 30 seconds. Your next step comes by email, and you get an update at every step until your quotes are ready.
(877) 711-4545Answered 24/7 · CA License #4348151
Get a reminder before your renewal.
Tell me when your policy renews and I’ll email you about six weeks before, when it’s worth comparing. One email, no calls.