Executors urged to arrange unoccupied probate property insurance immediately after a death, as standard home cover routinely lapses once a property stands empty.
UK — 13 July 2026
- Executors risk leaving inherited homes uninsured because standard policies often lapse when the policyholder dies or the property is left empty, and few realise unoccupied probate property insurance is a separate product.
- More than 124,000 homes in England currently sit empty specifically because the owner has died, the single largest category of council-tax-exempt empty properties.
- Probate experts urge executors to review property insurance immediately after a death to avoid serious financial loss and potential personal liability.
When a homeowner dies, their property can be left uninsured without anyone realising, according to The Probate Network, a network of probate specialists including unoccupied probate property insurance, legal and loan providers across the UK.
While many executors assume the deceased’s existing home insurance continues until the property is sold, or at least until the policy term expires, this is often not the case. Most standard home insurance policies restrict or cancel cover once the policyholder has died, and unoccupied-property clauses commonly limit cover to as little as 30 days after a home becomes empty. Homes left empty for long periods are far more likely to suffer damage or attract unwanted attention, which is why unoccupied probate properties face tighter policy restrictions.
That means thousands of probate properties may be sitting uninsured every year, exposing estates, and the executors themselves, to significant financial risk if the property suffers fire, flood, escape of water or criminal damage before probate is complete.
What is unoccupied probate property insurance?
Unoccupied probate property insurance is a specialist policy that covers an empty home from the moment the owner dies until the property is sold or transferred to a beneficiary. Unlike a standard buildings and contents policy, it is written specifically for a property that nobody is living in and that is being dealt with as part of an estate. Cover typically runs for the duration of the probate process, is arranged in the name of the executor or personal representative, and is designed around the risks that empty homes actually face: burst pipes, break-ins, vandalism and public liability.
Why standard home insurance is not enough for an empty probate property
According to the Association of British Insurers, UK insurers paid out a record £6.1 billion in property claims in 2025, the highest annual total on record. Of this, almost £3.4 billion was paid across more than 560,000 home insurance claims, with the average household claim rising 15% year-on-year to around £6,000. These figures show how costly home damage can be, and yet many estates are unknowingly left without valid cover once the homeowner dies.
Escape of water and burst pipes are a particular danger in unoccupied probate properties, where a leak can go undetected for weeks. Weather-related property claims alone reached £1.2 billion in 2025, and the average domestic flood payout rose 60% to £30,000, the kind of loss that can devastate an estate’s value if the property is uninsured when it happens.
“Executors are often caught out because they simply don’t know that the policyholder’s death can void the cover,” explains Julie Draper, Founder of The Probate Network. “In many cases it is months before the estate is granted probate, leaving the property empty and unprotected. Unoccupied probate property insurance exists precisely to close that gap.”
Specialist unoccupied probate property insurance is designed to bridge this gap. It covers unoccupied properties during the probate process, protecting against common risks such as burst pipes, break-ins and vandalism.
The scale of the problem: empty homes in probate
Each year, more than half a million people die in England and Wales, and many leave behind a property that sits empty while probate is underway. Government figures show the number of long-term empty homes in England rose to over 303,000 in October 2025, up 14% on the previous year and the highest level in more than a decade, excluding pandemic-related data.
Crucially, the single largest category of council-tax-exempt empty homes is properties left empty because the owner has died: more than 124,000 homes, accounting for nearly 60% of that exemption category. In total, England now has over one million dwellings (1,022,433) not in use as a primary residence, the highest proportion of housing stock since 2018.
Empty homes are more likely to attract problems, with industry experts warning that vacant properties are prime targets for break-ins and vandalism (NRLA.org.uk).
“Without valid insurance, those costs fall directly on the estate,” Julie continues. “It is possible that executors, who may not be beneficiaries, could be held personally liable for damage to an uninsured property, as they have a strict fiduciary duty to ensure the estate’s value is preserved.”
An unoccupied property is always a bigger target, and in addition to the risk of break-ins, even minor issues like a leak can go unnoticed and cause major damage, reducing the value of the estate.
“Probate can be stressful enough without the added shock of discovering a property isn’t insured,” says Julie. “Getting unoccupied probate property insurance in place early should be part of every executor’s checklist.”
What unoccupied probate property insurance covers
Unoccupied probate property insurance can usually be arranged quickly, sometimes within 24 hours, and can be tailored to cover the period until the property is sold or transferred. It often includes protection for theft, escape of water, malicious damage and public liability. Policies also tend to have flexible terms. For example, cover can be cancelled when the probate property is sold, and the estate will not be subject to early termination charges. However, each policy is different, so it is essential to check the terms carefully.
“It’s a small cost compared to the potential losses if something goes wrong,” says Julie. “Even a minor incident could delay probate or significantly reduce the estate’s value.”
How executors should arrange unoccupied probate property insurance
- Check the existing policy immediately. Contact the insurer to confirm whether cover continues after death and, if so, for how long.
- Note the unoccupancy clause. Cover is commonly restricted after 30 days of the property standing empty, even where the policy has not otherwise lapsed.
- Arrange specialist cover before the gap opens. A dedicated unoccupied probate property insurance policy can usually be put in place within 24 hours.
- Keep the property maintained. Regular visits, drained water systems in winter and secured entry points all reduce the risk of a claim being disputed.
- Review cover as probate progresses. Policies can typically be cancelled without penalty once the property is sold or transferred.
Sources:
- Association of British Insurers (ABI), “Adverse weather pushes property insurance payouts to £6.1 billion in 2025” (February 2026): record £6.1bn property claims; £3.4bn across 560,000+ home insurance claims; average home claim approximately £6,000; £1.2bn weather-related claims; average flood payout £30,000.
- Ministry of Housing, Communities and Local Government (MHCLG) Council Taxbase 2025 data, as analysed by Action on Empty Homes and the Empty Homes Network (November 2025): 303,000+ long-term empty homes in England; 124,000+ homes empty due to the owner’s death; 1,022,433 dwellings not in primary-residence use.
- Office for National Statistics (ONS), mortality data for England and Wales.
- National Residential Landlords Association (NRLA.org.uk): risks to unoccupied properties.
- Guidance on unoccupied-property cover limitations, UK insurance brokers.