Between two tenancies
- Usually within the policy period
- Report it to the insurer nonetheless
- Drain the pipes where there is a frost risk
- Have post and leaflets removed
Vacancy · change in the risk · limited cover
Buildings insurance (opstalverzekering) for an unoccupied home
To an insurer, an empty home is a different risk from an occupied property. Report the vacancy, because without notification the cover on a claim is often lower or gone altogether.
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- 9.5 customer rating for a new policy
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- Personal 072 - 509 24 56, weekdays 9–17
Deze pagina in het Nederlands: Opstalverzekering voor een leegstaande woning.
Calculate your premium or request a quote
Without obligation; a reply within one working day.
The calculator and the quote form below are in Dutch. Prefer to do this in English? Email info@finassverzekert.nl or call 072 - 509 24 56 and we will take it from there.
Work out your own premium with the calculator.
Enter your details; you will receive a proposal within one working day.
- We compare the offerings of several insurers
- An adviser checks whether the cover suits your situation
- We arrange the switch, including cancellation
A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.
In brief
Vacancy increases the risk on virtually every point a buildings insurer counts. There is no occupant to notice a leak, put out a small fire or turn the heating on when it freezes. Added to that is the likelihood of squatting, vandalism, copper theft and arson . Insurers therefore assess a vacant property separately and usually limit cover to a number of named causes.
Vacancy is, moreover, a a change in risk that you must report. When taking out the insurance, the duty of disclosure under Article 7:928 of the Dutch Civil Codeapplies; if the vacancy arises later, the duty to report in your policy conditions applies. If the change is not reported, the insurer can reduce the payment proportionately or refuse it entirely under Article 7:930 of the Dutch Civil Code . Many sets of conditions also state a period after which cover automatically falls back or ends where vacancy continues.
In practice, vacancy often occurs with let homes: between two tenancies, during renovation, after a death or while the property is for sale. Even then, a private buildings policy does not cover letting; the property belongs on a policy for let homes. See also the page buildings insurance for a home that is let.
What is left during vacancy?
Cover depends on how long the property stands empty and what measures you take.
Renovation or sale
The property stands empty for a long period or is being refurbished without occupation.
- Cover often falls back to fire and storm
- A higher excess or a premium loading
- Requirements for supervision and security
- Report refurbishment separately
Prevention
Measures insurers impose as a condition for an unoccupied property.
- Periodic inspection by a third party
- Shut off water, gas and electricity
- Sound locks and fittings
- Consider anti-squat or vacant property management
What is covered
| Situation | Occupied | Unoccupied |
|---|---|---|
| Fire, lightning strike and explosion | Yes | Yes |
| Storm damage to the roof and facade | Yes | Yes |
| Water damage from a burst pipe | Yes | Provided that |
| Burglary, squatting and vandalism damage | Yes | No |
| Damage after the vacancy period stated in the policy | Yes | No |
| Deferred maintenance and gradual damp | No | No |
What is actually covered, including exclusions, limits and the excess, is set out in the policy conditions and the insurance card (verzekeringskaart) that you receive before you take out cover.
What vacancy does to your policy
Four points that determine whether damage in an unoccupied property is still paid for.
Reporting vacancy is not a courtesy
How the property is used is a key question for the insurer. If vacancy arises, the risk changes materially and virtually all policy conditions require you to report it. If you do not, on a claim the insurer can fall back on Article 7:930 of the Dutch Civil Code: if it would have applied different conditions or a higher premium had it known the facts, the payment is reduced proportionately; if it would have refused the risk, no payment follows. Report it in writing and keep the confirmation.
Cover becomes narrower, not wider
For a vacant property that has been reported, insurers usually apply a limited perils cover : fire, lightning strike, explosion and storm. Water, burglary and vandalism damage often disappears from cover, precisely because those risks rise most during vacancy. A higher excess and sometimes a premium loading also apply. Do not count on all-risks or extended cover continuing unchanged as soon as the last occupant hands in the key.
There is a period stated in your conditions
Virtually every buildings policy has a vacancy period. As long as the vacancy stays within that period, cover usually continues unchanged. If it lasts longer, cover falls back or ends. Look that period up in your conditions before the property becomes empty, and make arrangements in advance if you know a renovation or sale process will take longer. A property that burns down after that period has expired falls outside cover; that is not a matter of goodwill.
What is not covered even with notification
Even correctly reported vacancy carries hard exclusions. Not covered are, among other things, vandalism and wilful damage by squatters or former occupants, deferred maintenance, wear and design faults, and damage caused by cannabis cultivation or other illegal use of the property. Freezing damage where you did not drain the pipes although that was a condition, vermin, mould and slowly penetrating damp also remain outside cover, as do intent and recklessness under Article 7:952 of the Dutch Civil Code.
What does your premium depend on?
- Length of the vacancy — weeks or an indefinite period
- Reason for the vacancy — a change of tenant, renovation or sale
- Rebuild value — the basis of calculation
- Supervision and security — inspection, locks, vacant property management
- Location and surroundings — squatting and burglary risk
- Type of cover and excess — limited or extended
Insurers weigh these details differently. That is why comparing pays off.
How we arrange it
- You request a quoteWe take stock of your situation, risk and wishes.
- We compareseveral insurers, on premium as well as conditions.
- You receive a proposalWith an explanation of the differences and the exclusions.
- We arrange the switchIncluding cancellation, so there is no gap in cover.
9.5New policy
9.8Claims handling
Customers rate our service on four aspects: personal service, service delivery, availability and the outcome. The reviews are collected and published by NH1816 and come from customers who have actually taken out a policy with Finass Advies B.V. or reported a claim.
Frequently asked questions
The questions we are asked most often about this.
When does an insurer call a home vacant?
Usually when the property is no longer permanently occupied and there are no contents of any significance. A home standing empty for a few weeks between two tenancies is assessed differently from a property boarded up for months. The exact description and the period that goes with it are set out in your policy conditions; those differ by insurer, so read them before the occupant leaves.
Does my cover automatically continue during a sale?
The insurance continues until completion, but you must report the vacancy itself. If the property is unoccupied during the sale period, the vacancy conditions apply: often limited cover and a higher excess. After completion the risk passes to the buyer. Only cancel your policy once the deed has been executed, not when the purchase agreement has been signed.
Is damage caused by squatters insured?
Usually not. Vandalism and wilful damage by squatters or by people in the property without any right is almost always excluded during vacancy. That is precisely the risk insurers do not want to carry for an unoccupied property. Prevention works better than insurance: sound locks and fittings, periodic inspection and, if appropriate, vacant property management or anti-squat occupation.
What should I do to prevent frost damage?
Drain the water pipes, close the stopcock, empty the central heating system or keep a minimum level of heating on, and shut off the gas and electricity where you can. Many policies include this as a condition for vacancy during the heating season. If you do not comply and a pipe bursts, the insurer can reject the claim because a prevention condition was not met.
Can I still insure a vacant property normally?
Yes, but not with every company and not on every form of cover. For lengthy vacancy there are specific policies with limited perils cover, a higher excess and conditions around supervision and security. The longer the expected vacancy and the less supervision, the smaller the choice. Declare the situation honestly; an application with over-optimistic information produces a policy that does not hold when you claim.
Read more
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Is your property standing empty?
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About our service
Finass Verzekert is a trading name of Finass Advies B.V. We advise on and arrange non-life insurance on the basis of an objective analysis of several insurers, and receive commission for this from the insurer, which is included in the premium. You pay no separate advice fee. Before you take out cover, we establish your wishes and needs.
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This page was written and checked by an adviser at Finass Verzekert. Last updated on .
The information on this page is general in nature and is not personal advice.