Many homeowners policies limit coverage once a house has been vacant for about 60 days, and many carriers won’t write a new policy on a house nobody lives in at all. The markets that do are mostly specialty: vacant dwelling and renovation programs, surplus lines insurers, and wholesale brokers that reach them. They want to know why the house is empty, for how long, what work is planned, and how it is being secured. Short terms and conditions such as regular inspections are common.
Why the usual carriers say no
An empty house is a different risk. Nobody notices a leak, a break-in or a small fire early, and vandalism and theft are more likely. That’s why many homeowners policies limit or exclude certain losses once a home has been vacant for about 60 consecutive days, and why many admitted carriers won’t start a new policy on a vacant house. How vacancy clauses work.
The situations are common: an inherited home in probate, a house listed for sale after the owners have moved, a rental between tenants, a fix-and-flip, or a remodel with the family living elsewhere. Each one is insurable, but usually not by the company that wrote the old homeowners policy.
The kinds of markets that write vacant homes
- Vacant dwelling programsSpecialty underwriters that write empty homes on purpose, often for a few months at a time so the policy can end when the house sells or is occupied.
- Renovation and builder’s risk marketsFor a house under a significant remodel or being rebuilt, covering the work in progress and materials on site. Builder’s risk.
- Surplus lines (E&S) insurersWrite many vacant homes, especially older ones, longer vacancies or harder locations. California requires a diligent search of the admitted market first, and these policies are not backed by the California Insurance Guarantee Association.
- Wholesale brokersBrokers, not insurance companies, that reach vacant and renovation markets a retail agency can’t access directly.
- Admitted landlord and dwelling carriersSome will continue or write a dwelling policy through a short vacancy, such as a rental between tenants. It depends on the carrier and how long the house will be empty.
In a high wildfire risk area, an empty house can face both problems at once. The FAIR Plan is sometimes part of the answer for the fire coverage, but how it treats a vacant house is its own question, so I check it case by case.
What vacant home underwriters ask
- Why it is empty and since when: sale, probate, between tenants, renovation, or the owner moved into care.
- How long it will stay empty, and what happens next — sold, rented, moved into.
- Renovation scope: what work, the budget, the start and finish dates, permits, and whether the contractor is licensed and insured.
- Condition: roof, systems, any existing damage, and whether utilities are on.
- Security: locks, alarms, lighting, and how often someone checks on it.
- Water and heat: whether the water is shut off at the main or the heat is kept on.
- Ownership: individual, trust, estate or LLC, and who has authority to sign.
Markets I’m appointed with that write vacant and renovation property
Examples only. Each market decides on its own guidelines, and none of them takes every empty house.
- AegisWrites vacant property alongside rentals, DIC and mobile homes.
- SteadilyWrites renovations alongside landlord, dwelling, condo and DIC coverage.
- Green Shield RiskWrites builder’s risk and has a Real Estate Investor program.
- Vacant Express, Alchemy, ISC and BlitzOn my carriers list for vacant property and builder’s risk.
- Bass UnderwritersA wholesale broker, not an insurance company, that reaches many specialty carriers; vacant and renovation homes are among the risks I send there.
- AmwinsA wholesale broker whose specialty markets include vacant buildings.
See the full list, or tell me about the house and I’ll pick the ones that fit.
What a vacant home policy usually looks like
- Short termsOften three, six or twelve months, so you aren’t paying for a year on a house that will sell in four.
- Named or broader perilsSome cover only listed causes of loss; vandalism, theft and water damage may be optional or limited.
- LiabilityPremises liability for buyers, agents and contractors walking through. Don’t leave it off.
- ConditionsCommonly require the property to be secured, inspected regularly and winterized or kept heated.
Read the conditions as carefully as the coverage. A missed inspection requirement can matter after a loss. Vacant and renovation.
When the house is occupied again
A vacant policy is meant to end. When a tenant moves in, the house is sold, or the family moves back after a remodel, the property needs the right ongoing policy — homeowners, landlord or dwelling — starting the same day the vacant policy stops. Tell me the date in advance and I’ll line up the switch so there is no gap.
Common questions
Who insures vacant homes in California?
Mostly specialty markets: vacant dwelling and renovation programs, surplus lines insurers, and the wholesale brokers that reach them. Some admitted dwelling carriers will cover a short vacancy, such as a rental between tenants.
Why won’t my homeowners carrier cover my empty house?
A homeowners policy assumes someone lives there. Many policies limit coverage after about 60 days of vacancy, and many carriers won’t write a new policy on a vacant home at all.
Can I insure a vacant home for just a few months?
Often yes. Many vacant home policies are available on short terms so coverage can end when the house sells or is occupied.
What about a house in probate?
The estate can usually be the named insured on a vacant home policy. The executor or administrator should arrange it and keep it in force until the home is sold or distributed.
Do I need builder’s risk for a renovation?
For a significant remodel, often yes. A renovation or builder’s risk policy covers the work in progress and materials, which a vacant or homeowners policy may not.
General information about insuring vacant and renovation homes in California as of October 2026, not legal advice. The markets named are examples of markets I am appointed with, not a statement that any will accept a particular property. Coverage depends on underwriting and the terms, conditions and exclusions of the policy actually issued.