You've moved out. The house is on the market. Every month, the mortgage, council tax and bills keep going out for a home nobody lives in. With the average sale taking 216 days from listing to completion, according to Rightmove's July 2026 analysis, that can add up to seven months or more. Here are your options, with the good and the bad of each.
What could your home earn?
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Key takeaways
- Tell your insurer if the house is empty, as standard cover often lapses after a set time.
- Check whether your council offers a council tax exception for homes on the market.
- Keep the house warm, clean and checked, so it shows well.
- Short stays can earn money while it sells, with viewings always first.
- Avoid a normal tenancy while you're selling, because it makes selling harder.
Contents
- 1. Leave it empty, and tell your insurer
- 2. Take out unoccupied home insurance
- 3. Check the council tax exception for homes on the market
- 4. Keep it warm, clean and checked
- 5. Let it on short stays while it sells
- 6. Let it to someone for a few months
- 7. Avoid a normal tenancy while you're selling
- 8. Price it to sell
- Which option is right for you?
- Frequently asked questions
1. Leave it empty, and tell your insurer
This is the default, and it is not free. Standard home insurance usually has a time limit on empty homes. Admiral says it is generally around 30 to 60 days, and if you go over it without telling your insurer, you might not be able to claim if something goes wrong. Tell your insurer the date you moved out.
2. Take out unoccupied home insurance
If the house will be empty for longer than your policy allows, specialist cover exists. GoCompare says unoccupied policies can cover a home for three, six, nine or 12 months. Expect conditions, such as regular checks on the property.
3. Check the council tax exception for homes on the market
A furnished home nobody lives in can be charged as a second home, and many councils now charge double. GOV.UK says you may not have to pay the premium for up to 12 months if the home is being marketed for sale. The standard council tax still applies. Ask your council, and keep your listing and agent's details ready as evidence.
4. Keep it warm, clean and checked
A cold, dusty house with post piling up behind the door shows badly at viewings. Keep the heating on low, arrange regular visits, clear the post and keep it clean. This costs money, but a house that feels cared for is easier to sell.
5. Let it on short stays while it sells
Guests pay for the nights you don't need for viewings, the house is cleaned after every stay, and you stop taking bookings before completion. Because guests have a home elsewhere, the NRLA explains that such arrangements are not assured tenancies. A busy short let can also move onto business rates instead of council tax if it meets the 140-night and 70-night tests. You'll need lender consent and insurance that covers paying guests. This isn't allowed if you took the house back from a tenant using the selling or moving-in ground, because of the Renters' Rights Act letting ban. Read our full guide: Can you let your house while it's for sale?
6. Let it to someone for a few months
Contractors and people relocating for work sometimes want a furnished home for a month or more. This can work, but be careful. If the house becomes someone's main home, the arrangement can turn into a tenancy, with all the rules that come with it.
7. Avoid a normal tenancy while you're selling
A standard tenancy now rolls on with no end date. Government guidance says the ground for getting a home back to sell it cannot be used in the first 12 months of a tenancy, and needs four months' notice. For most sellers, that makes a tenancy the wrong choice.
8. Price it to sell
Sometimes the cheapest option is a realistic asking price. Every extra month on the market costs you in bills. Ask your agent what similar homes near you have actually sold for, not what they were listed at.
Which option is right for you?
If the house will sell quickly, options 1 to 4 are usually enough. If it is likely to take months, and it's furnished or could be, a short let can cover the bills while you wait.
Our free valuation shows what your house could earn from short stays, based on real bookings near you. If you're an estate agent with a vendor in this position, see our agent referral scheme. If the house isn't getting offers, read why isn't my house selling?
Frequently asked questions
Is it bad to leave a house empty while selling?
Not always, but tell your insurer and keep the house warm and checked.
Do I pay council tax on an empty house for sale?
Usually, but check with your council, as some offer an exception for homes on the market.
Can I let my house while it's for sale?
Yes, on short stays. Avoid a normal tenancy, which makes selling harder.
Does an empty house sell more slowly?
An empty house can feel cold in photos and viewings, so keep it clean, warm and well presented.
Which option is best?
It depends on how long you expect to wait. For a long wait, short stays can cover your costs.
Related guides
Sources
- Estate Agent Today: Rightmove analysis of listing to completion times (July 2026)
- Admiral: Insuring an unoccupied house
- GoCompare: Unoccupied home insurance
- AA: Insurance for unoccupied properties
- GOV.UK: Council Tax on second homes and empty properties
- GOV.UK: Guidance on council tax premiums on empty and second homes
- GOV.UK: Grounds for possession, guidance for landlords and letting agents
- NRLA: Renters' Rights Act, tenancies and occupiers
- GOV.UK: Letting out a self-catering holiday home in England
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.