Unoccupied Property Insurance for Executors

The Questions Executors should ask when arranging unoccupied property insurance for a probate property

Arranging unoccupied property insurance for executors is one of the first practical tasks that falls to you when someone dies and leaves a property behind. This article sets out the key questions to ask any insurer before you commit to a policy, so the cover you end up with is actually fit for purpose. If you want to compare options, The Probate Network can connect you with up to three specialist providers at once, making it straightforward to weigh terms side by side before you decide.

Why the standard home insurance policy will not do

Standard home insurance policies often restrict cover once a property is unoccupied or the policyholder has died. Insurers generally restrict or remove standard cover altogether once a property has been empty for a period of between 30 and 45 days, though the precise period will vary slightly from one insurer to another.

Without adequate probate property insurance, you as an executor will be personally liable for any loss or damage to the estate’s assets. Should the buildings or their contents suffer any loss or damage, you would typically be held financially liable and must bear the cost from your own pocket.

The duty is clear. Where there are estate properties, care must be taken, particularly if they are lying unoccupied. Ahead of any sale or transfer, it is the personal representative’s duty to ensure the property is protected from risks such as water and fire damage, electrical problems and criminal damage. Adequate insurance must be maintained to cover these risks.

The other complication is time. The probate process in the UK typically takes between 6 to 12 months to complete for straightforward estates, though more complex cases can extend to 2 years or more. If the estate includes property that needs to be sold, market conditions can significantly affect timelines. As of 2025, the average UK property sale takes 4 to 6 months from listing to completion. That is a long time for an uninsured or excluded-insured property to sit empty.

A specialist policy is the answer. These policies are tailored for the probate period, typically providing coverage for up to a year. Cover usually includes liability protection, structural damage, theft, fire, flood, malicious damage, and escape of water.

Once you begin comparing providers, the questions below will help you cut through the small print and establish whether any given policy genuinely protects the estate.

The questions every executor should ask

1. Does this policy specifically cover probate properties?

Not every unoccupied property policy is designed with probate in mind. Ask the insurer directly whether their policy covers properties in estates that are undergoing probate administration.

Before requesting quotes, confirm that the insurer covers probate-related unoccupied properties. Some insurers only provide temporary cover for second homes or holiday lets but not probate property. If the insurer cannot give you a clear answer, that is an answer in itself.

2. What exactly is covered, and what is excluded?

This is the most important question of all. All insurance policies have exclusions, but these vary widely between providers. Executors must read the small print carefully to ensure cover matches the property’s situation.

Some insurers limit cover to damage caused by fire, lightning, aircraft and explosion only. This means that a burglary, for example, would not be covered. Ask specifically about:

• Fire and explosion
• Storm and flood damage
• Escape of water
• Theft and attempted theft
• Vandalism and malicious damage
• Subsidence

Make sure any contents cover is appropriate; for example, it may not cover high-value items such as art or jewellery. If the property contains items of significant value, raise that explicitly before taking out the policy.

3. Does the policy include public liability cover?

An unoccupied property can still pose a risk to third parties, whether that is a visitor, a tradesperson, or even someone who should not be there at all.

Probate property insurance includes public liability protection, ensuring executors are legally covered for any such claims. If someone is on your property and they injure themselves or damage their property, there is the potential that they could hold you liable. Liability cover will help cover court costs and potential compensation.

Not all policies include this as standard. Check whether it is included and, if so, to what limit.

4. What are the inspection requirements?

Many probate insurers require the property to be visited at regular intervals as a condition of cover. Many insurers require property inspections every 7 to 30 days. Failing to meet these conditions can result in a claim being rejected.

Most probate home insurance policies will require executors to periodically inspect the property for damage and break-ins, often on a weekly or fortnightly basis, and there may be other requirements, such as maintaining the property at a minimum temperature over winter to prevent pipes from bursting.

Ask the insurer:

• How frequently must inspections take place?
• Who is permitted to carry out the inspection (you personally, or an appointed agent)?
• What records must be kept?
• What happens to the claim if an inspection was not possible due to illness or distance?

Executors who live far away may need a probate property maintenance service. If that applies to you, factor the cost of that service into your comparison.

5. Are there any security requirements that must be met?

Insurers vary considerably on this point. Some have specific requirements; others do not.

Some insurers may require certain security measures to be in place, like installing approved types of door and window locks. Alarm systems and secure locks may be mandatory under the terms of some policies.

Find out exactly what is required before you take out the policy, not after you have made a claim. If significant security upgrades are needed, that is a cost the estate may need to plan for. If the estate is short of liquid funds in the short term, it is worth knowing that a probate loan for probate expenses can sometimes be used to cover immediate costs of this kind while the estate is being administered.

6. What are the heating and maintenance conditions?

Some policies exclude claims unless the water system is drained. Check whether this is practical for the property concerned.

This matters particularly in winter. A frozen and burst pipe in an unoccupied property can cause serious and costly damage. Ask whether the policy requires:

• The central heating to be left on at a minimum temperature
• The water system to be drained before cover applies
• Any other ongoing maintenance standards

Get the answer in writing.

7. How flexible is the policy duration?

Probate does not run to a timetable. Probate can be unpredictable, lasting anywhere from three months to several years. Choose a provider that allows you to take out short-term (30 to 90 day) or longer-term (6 to 12 month) policies, extend cover easily if probate takes longer than expected, and cancel or transfer cover without heavy penalties once the property is sold.

Ask specifically:

• What policy terms are available?
• Can the policy be extended if probate takes longer than expected?
• What is the cancellation policy if the property sells before the term ends?
• Is a pro-rata refund available on cancellation?

Because probate timelines are unpredictable, look for policies that allow flexible cancellation without large penalties. Executors should not be left with unnecessary fees when the estate is finally distributed or the property sold.

8. At what rebuild value is the property insured?

This question is often overlooked. The sum insured for buildings should reflect the full rebuild cost of the property, not its market value. These figures are often very different.

The cost of house insurance during probate varies by property size, location, length of cover, and the specific risks you need to protect against. If you are unsure of the rebuild cost, a RICS-regulated surveyor can provide a formal valuation. Our guide on Red Book valuations for probate explains what this involves. Under-insuring the property could leave the estate exposed to a shortfall in any claim.

Ask the insurer how they expect you to arrive at the rebuild figure, and whether their policy has an under-insurance clause or an averaging condition.

9. How does the claims process work?

The value of any policy is only as good as the claims process behind it. Ask:

• Who handles claims: the insurer directly, or a third-party administrator?
• What is the average time to settle a claim?
• What documentation will be required in the event of a claim?
• Is there a single point of contact for claims during the probate period?

Specialist providers typically offer dedicated claims handlers who understand estate administration requirements. That matters. A claims handler who understands probate will not ask you to produce documents that the estate cannot yet supply.

10. Is the policy held in the name of the estate or the executor personally?

The property will need to be insured in the name of the estate, for example “The Executors of [Deceased Name]”. As long as you can prove that you, as the executor, have an insurable interest in the property, an unoccupied house insurance policy will typically be issued in your name. Often, other beneficiaries can also be named as additional policyholders.

Confirm with the insurer how the policy is to be structured and ensure it accurately reflects your role. A policy issued in the wrong name could create complications if you need to make a claim.

11. Can the premium be paid from the estate?

This is a practical question worth asking early. During probate, payment for empty house insurance can sometimes be taken from the deceased’s estate, a process that is usually arranged by the executor or their solicitor. Failing that, a family member will need to fund the premium.

Confirm this with the solicitor handling the estate, and ask the insurer whether they can issue the policy in a way that supports payment from estate funds.

Before you request a quote for probate house insurance

It helps to have the following information to hand when approaching insurers:

• The address and construction type of the property
• The approximate rebuild value (not the market value)
• The date the property became unoccupied
• Your role (executor, administrator, or beneficiary)
• Whether probate has been granted or is still pending
• Any existing security measures in place
• The anticipated length of time the property will remain empty

Having clear answers to these questions will make comparison more straightforward. You can quote for probate house insurance through The Probate Network, which connects executors with specialist FCA-regulated probate insurance providers. Up to three providers will respond to your enquiry, allowing you to compare terms directly.

FAQs

Q: Does an executor have to arrange insurance for a probate property?

A: Yes. It is the duty of an executor to secure, insure and maintain an estate property, and there is a legal obligation to demonstrate that the best possible outcome has been achieved to satisfy all beneficiaries. Failing to arrange adequate cover can leave you personally liable for any loss or damage to the property.

Q: How soon after a death should I arrange executor home insurance?

A: As soon as possible. Standard policies are designed for occupied properties and typically limit or remove cover once the property has been empty for 30 to 60 days. That clock starts when the policyholder dies. Executors should inform existing insurers about the homeowner’s death as soon as possible. Do not assume the existing policy continues in full.

Q: Can the cost of house insurance for executors be paid from the estate?

A: In many cases, yes. During probate, payment for empty house insurance can sometimes be taken from the deceased’s estate, a process that is usually arranged by the executor or their solicitor. Confirm this arrangement with the solicitor handling the estate before the policy is taken out.

Q: What happens to the executor insurance policy once probate is complete?

A: Once probate concludes and the property is transferred or sold, the specialist policy is no longer needed. Once the estate has been finalised, the new owner can take out home insurance in their own name. Check whether the policy allows early cancellation with a proportionate refund, as probate sometimes concludes sooner than expected.

This article is for general guidance only and does not constitute legal, tax or financial advice. Rules and thresholds can change and every estate is different. For advice on your own circumstances, speak to a qualified professional. You can contact FCA-regulated specialist probate insurance providers through The Probate Network