A hard frost, a pipe in the loft, and nobody home. By the time anyone opens the door, water has been pouring through the ceiling for days, soaking floors, bringing down plaster and ruining everything underneath. Frozen pipes are the biggest winter risk to an empty house, and one of the most preventable. Here's how to protect it.
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Key takeaways
- Frozen and burst pipes are the biggest winter risk to an empty house.
- Keep the heating on as your insurer requires, often around 15°C, or have the water drained.
- Many insurers exclude winter water damage unless the home is inspected regularly.
- Tell your insurer the home is empty, and follow every condition.
- Lag pipes, open the loft hatch in severe cold, and visit often.
Contents
Why is winter so risky for an empty house?
When water freezes inside a pipe, it expands and can split the pipe. When it thaws, the water escapes. In an empty house, there's nobody to notice. The Association of British Insurers says water damage is one of the most common claims, with insurers paying out £1.8 million for it every day.
How warm should you keep an empty house?
Follow your insurer's rules first. For a thermostatically controlled system, the Property Insurance Centre suggests the heating should be left to operate at a minimum temperature of 15 degrees Celsius if the home is empty. The ABI's advice for homes left empty in winter is to leave the heating on for at least an hour a day, and in severe weather to leave it on day and night at your usual setting.
Should you drain the water system?
It's often the safest option for a home that will be empty for a long time. The Property Insurance Centre says that When a property is empty, it is best to drain the water system. Use a plumber, and remember the heating won't work if the system is drained, so it suits homes that won't be viewed or visited often.
What does your insurer expect?
Many policies have strict winter conditions. Homeprotect's cover, for example, excludes escape of water claims occurring on or between 1 October and 1 April unless the home is inspected at least once every 30 days. The ABI advises that if your home will be unoccupied for some time, be sure to inform your insurer. If you break a condition, a claim can be refused.
What else protects the house in winter?
- Lag pipes and tanks, especially in the loft and outside walls.
- Open the loft hatch in very cold weather, so warm air reaches the tank.
- Know where the stopcock is, and check it turns.
- Check the house after storms for slipped tiles and blocked gutters.
- Visit often, and keep a dated record of every check.
Is there a better option than leaving it empty?
A lived-in home is a safer home. Short stays keep the heating running, the pipes in use and a cleaner checking the home after every guest, while the income covers the bills.
Frequently asked questions
Should I leave the heating on in an empty house in winter?
Usually, yes, at the level your insurer requires, or have the water system drained.
What temperature should an empty house be in winter?
Follow your policy. Some specialists suggest a minimum of around 15°C.
Should I turn the water off in an empty house?
For a long empty period, draining the system is often safest. Use a plumber.
Will my insurance cover burst pipes in an empty house?
Only if you've followed the policy's conditions for unoccupied homes.
How often should I check an empty house in winter?
At least as often as your policy requires, and after every cold snap or storm.
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Sources
This is general information, not legal, financial, tax or insurance advice. Market figures are averages as of the date shown above and change every month. Speak to a qualified professional before you act on anything here.