An empty house might sound like the easy version of selling. There is no tidying before viewings, no rushing out with the dog while strangers wander around your kitchen, and no need to keep everything pristine while you are still living there.
In practice, an empty home can actually be harder to sell.
Perhaps you have inherited a property, relocated for work or completed on your next home first. Whatever the reason, a vacant property needs to be managed differently if you want to protect its value and give buyers the best possible first impression.
Here are some of the most common mistakes to avoid.
Why can empty homes be harder to sell?
There are three reasons that come up again and again.
First, empty rooms can be deceptive when it comes to size. Without furniture, buyers have very little sense of scale, and many people assume a room is smaller rather than larger. A bedroom without a bed in it can somehow look as though it would struggle to fit one.
Second, an empty home has less warmth and personality. Buyers purchase a feeling as much as a floor plan, and a cold, echoing property gives them very little help imagining what life there could look like.
Third, vacancy can suggest urgency. When buyers know a seller is carrying the cost of an empty house, they may assume there is greater motivation to sell and adjust their offer accordingly.
Fair or not, it can affect the way people negotiate.
What about insurance for an empty house?
This is potentially one of the most expensive details to overlook.
Standard home insurance policies may restrict or reduce cover once a property has been unoccupied for a certain period. The exact timeframe and conditions depend on the individual policy and insurer.
Tell your insurer that the property is vacant as soon as possible rather than waiting until something goes wrong. Your insurer may be able to extend your existing cover subject to certain conditions, such as regular inspections, or you may need specialist unoccupied property insurance.
If inspections are required, keep a record of each visit, including dated photographs where appropriate, so you can demonstrate that you have complied with the terms of the policy.
How do you keep an empty home ready for viewings?
An unoccupied property still needs regular attention, particularly when it is on the market.
During autumn and winter, consider keeping the heating on at a low background temperature. This can help protect the property during cold weather while also making viewings considerably more comfortable.
Clear post regularly and keep the front garden maintained. A pile of leaflets behind the door or an overgrown garden can quickly advertise the fact that nobody is living there.
A couple of lamps on timers can help the property appear occupied after dark, while having a trusted neighbour or your estate agent regularly check the home means smaller issues are more likely to be spotted before they become expensive problems.
Finally, air the property before viewings. Stale air can make an empty house feel neglected even when it is perfectly clean.
Should you stage an empty home?
You do not necessarily need to furnish the entire property.
Staging a few key rooms, typically the sitting room and main bedroom, can be enough to restore a sense of scale and warmth. Curtains, lamps and a made-up bed can make a surprisingly significant difference to how buyers perceive the space.
Before spending money, speak to your estate agent about which areas of the property may be affecting buyer interest. Sometimes the solution is not full staging at all. Better photography, a warmer property and a few carefully chosen furnishings may be enough.
What paperwork can you organise while the property is empty?
Use the quieter period to get ahead.
A vacant property, particularly following probate or relocation, can sometimes be held up by paperwork rather than a lack of interested buyers.
Gather documents such as the EPC, window and boiler certificates, building regulations approvals for relevant works and the property information required by your solicitor.
For probate sales, discuss the expected timeline with your solicitor early. Depending on the circumstances, it may be possible to begin marketing before every part of the legal process has concluded, provided prospective buyers are given a clear and accurate picture of the likely timescale.
It is also worth carrying out a key audit. Know exactly who has access to the property and retrieve any keys that no longer need to be held elsewhere.
How should you price an empty house?
Price it according to current market evidence, while also understanding exactly what it costs you to keep the property.
An empty house is not free to own. There may still be council tax, specialist insurance, utility bills, maintenance costs and mortgage payments to consider.
Work out the monthly cost of keeping the property before making decisions about price. Holding out for several months in the hope of achieving a slightly higher figure can sometimes cost more than accepting a realistic offer earlier. There is also the risk of a property sitting on the market for too long and losing its initial momentum.
A good estate agent should help you balance the achievable sale price against current buyer demand, comparable sales and the ongoing cost of ownership.
Can an empty home still sell well?
Absolutely. A vacant property does not have to be at a disadvantage. It simply needs active management rather than leaving the keys in a drawer and hoping for the best.
Presentation, security, insurance, maintenance and pricing all need attention throughout the sale.
If you are selling a vacant property, whether you live locally or are managing the sale from a distance, we would be happy to help. Get in touch with our team to talk through your next steps.
Frequently asked questions
Do empty homes take longer to sell?
Not necessarily, but they can be harder to present effectively. With warmth, light and a clear sense of scale, a well-managed empty property can still make a strong impression on prospective buyers.
Do I need to tell my insurer that the house is empty?
You should tell your insurer when a property becomes unoccupied. Policies vary considerably in how they define an unoccupied property and the restrictions or conditions they apply, so check your individual policy or speak directly to your insurer.
Should I turn the heating off in an empty house?
During colder months, keeping some background heating can help protect the property from problems associated with freezing temperatures. Check your insurance policy too, as it may contain specific requirements relating to heating, water systems and inspections while the property is vacant.
If you know someone who is currently managing or selling an empty property, please share this guide with them.
About the Ethical Agent Network
The Ethical Agent Network (EAN) is a national group of independent estate agents that are assessed against standards covering honesty, service and community involvement.
We are proud members of the network, and its logo helps homeowners identify agents that have been independently assessed against its standards.
If you would like to know more about the Ethical Agent Network, please get in touch or visit the Ethical Agent Network website.
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