Vacant property insurance is harder to place today because many admitted homeowners carriers restrict vacancy and route these risks to specialty or surplus lines programs. Market capacity tightened further after elevated catastrophe losses and reinsurance discipline: global insured losses were about USD 95 billion in 2024, with the U.S. the largest contributor, driven by wildfire and severe convective storms (Munich Re); the 1/1/2025 reinsurance renewals remained selective, keeping primary underwriting cautious (Gallagher Re). Because unattended homes face higher risk of undetected fire, water damage and break-ins, vacant home insurance (often a dedicated dwelling policy) is essential when a property sits empty. Specialty carriers such as Foremost and American Modern continue to insure vacant/seasonal homes for perils like fire, wind/hail, vandalism and theft, typically on a named-perils basis.
You can often save money on your monthly bill by bundling your home and auto insurance from the same company, but bundling credits may not apply if your vacant-dwelling policy is placed with a specialty or surplus lines carrier. Instead, ask about protective-device credits: the Insurance Information Institute notes many insurers discount for centrally monitored fire/burglar alarms and automatic water shutoff devices, and some carriers sponsor risk-mitigation tech like State Farm’s Ting to reduce electrical fire risk.
What Is Vacant Home Insurance?
Most standard homeowners insurance limits or excludes certain coverages once a dwelling is vacant beyond a typical threshold of about 60 consecutive days. Guidance from the Insurance Information Institute and state regulators like the Washington Office of the Insurance Commissioner confirms that vandalism (and sometimes water/glass) is commonly excluded after extended vacancy unless you add a vacancy endorsement or switch to a dedicated vacant-dwelling policy. Vacant homes are usually insured on dwelling policy forms (often DP‑1/DP‑2 and, in some cases, DP‑3), with coverage narrowed to named perils unless a broader form is offered.
Vacant property insurance is best for anyone who:
- Is trying to sell their home but has already moved elsewhere, creating a likely vacancy period beyond common policy limits.
- Has a vacation or seasonal home that may be unoccupied for multi‑week stretches (often 30–60+ days), triggering vacancy restrictions without the right endorsement.
- Is undergoing significant renovations and has to move out, especially if utilities are turned off or the home is not immediately livable.
- Is a landlord and is waiting on a tenant to occupy the home, resulting in an interim vacancy that standard landlord forms may not tolerate without a vacancy permit.
- Travels for extended periods, during which undetected water or fire losses are more likely and occupancy requirements can be breached.
- This specialty coverage addresses elevated vacancy risk but comes with stricter terms. Expect short (3–6 month) or 12‑month options from specialty markets like American Modern and Foremost; short terms often carry higher effective monthly rates and some programs apply a minimum‑earned premium. Many vacant risks are placed in surplus lines, which typically requires a licensed surplus lines broker and allows policy‑specific terms and refund methods (pro‑rata vs short‑rate) per state rules (NAIC). Choose coverage breadth (DP‑1/DP‑2 vs DP‑3), confirm whether vandalism/theft is included during vacancy (III), and verify any liability limitations before binding.
What Does Vacant Home Insurance Cover?
Coverage depends on your policy form, occupancy definitions, and state law. Many states adopt a statutory Standard Fire Policy (SFP) that sets minimum fire coverage and includes vacancy/unoccupancy conditions—often using a 60‑day threshold. Examples include New York §3404, Minnesota §65A.01, and Oregon ORS 742.202. Outside of the SFP’s fire minimums, other perils (e.g., vandalism, water) are governed by your policy language and any vacancy endorsements or exclusions.
- Unoccupied means the home is furnished and ready for use but no one is currently living there; some policies treat short unoccupancy differently from true vacancy, but conditions (like keeping heat on) still apply (Washington OIC).
- Vacant means no personal property and no occupants; many homeowners policies exclude vandalism (and sometimes water/glass) after about 60 days unless you add a vacancy endorsement or move to a vacant‑dwelling policy (III).
Typically, you can add protection for vandalism/malicious mischief and burglary on a vacant policy. While break‑ins can go undetected in an empty home, industry data show theft claims are a small share of homeowners claims by number compared to water, wind/hail, and fire losses (III statistics), so carriers increasingly emphasize multi‑hazard mitigation. Most home burglaries happen while you’re away from home, making security measures and regular inspections especially important during vacancy.
Providers can also cover damages from wind, hail, fire and other named perils. Vacant programs commonly use named‑peril forms like DP‑1 (basic) or DP‑2 (broader named perils), while some offer DP‑3 (open‑perils on the dwelling) subject to exclusions. In catastrophe‑exposed states, separate wind/hail or wildfire deductibles and binding moratoria are common (III on wind/hurricane deductibles). See specialty examples from Foremost. Given continuing reinsurance pressure and secondary perils in 2025, underwriting for vacant dwellings remains selective (Gallagher Re).
Do I Need Vacant Home Insurance?
If your home will be empty for about 60 consecutive days, consider adding a vacancy endorsement or moving to a dedicated vacant‑dwelling policy to avoid exclusions for vandalism and other losses (III; Washington OIC). Some admitted carriers may cancel or non‑renew due to a change in occupancy, but must follow state notice and permissible‑reason rules (e.g., New York §3425). In California, wildfire‑related one‑year non‑renewal moratoria can delay non‑renewals in designated ZIP codes regardless of individual factors like vacancy (California DOI).
Having a neighbor or caretaker check the home helps satisfy some policy conditions (e.g., maintaining heat, prompt discovery of leaks), but it usually does not substitute for a vacancy endorsement once the threshold is exceeded. Always confirm inspection frequency, heat/water requirements, and documentation standards with your insurer (Washington OIC).
How Much Does It Cost to Insure a Vacant Home?
Vacant home insurance in 2025 typically runs about $1,500–$6,000 per year depending on location, dwelling limit, and coverage form. A mid‑value home (~$250,000 Coverage A) often quotes around $1,800–$3,500 annually; higher‑value homes (~$500,000) frequently see $3,000–$6,000+ per year. That’s roughly 1.5x–2x the cost of comparable occupied‑home coverage for many risks (Policygenius). These ranges reflect broader homeowners premium increases documented by official data through 2022 and ongoing pricing pressure observed into 2025 (NAIC; III; S&P Global Market Intelligence).
Policy term affects total cost. Three‑ or six‑month terms usually have higher effective monthly rates than 12‑month policies, and some programs include a minimum‑earned premium or short‑rate refunds if you cancel early. Before binding, confirm whether refunds are pro‑rata or short‑rate and whether surplus lines placement (common for long‑term vacancy) changes refund norms and consumer protections (NAIC on surplus lines).
To control costs without creating gaps, match coverage to your exposure. Many vacant policies limit or exclude liability; if contractors, prospective buyers, or inspectors will enter the premises, discuss adding premises liability where available. Ask about credits for central‑station fire/burglar monitoring and water‑leak auto‑shutoff devices (III) and consider insurer‑supported programs that target top loss drivers, like electrical fire‑hazard monitoring via Ting. Document regular inspections and winterization to support underwriting.
Vacant Home Insurance Companies
Farmers Insurance — Best for a well-known company
Farmers remains a national multi‑line carrier offering auto, home, renters, umbrella, life, and business coverage, with availability and underwriting that vary by state and hazard exposure (Farmers products). For vacancy scenarios, many placements are handled through specialty programs or affiliates (e.g., Foremost) with options for vandalism/malicious mischief and standard 12‑month terms; pro‑rated refunds may be available depending on program. Once the property is occupied, agents can help transition to a landlord or homeowners form. Independent satisfaction benchmarks vary by year and state; consult current studies such as those from J.D. Power as a contextual reference.
American Modern — Best for short-term vacancies
American Modern (a Munich Re company) continues to offer specialty residential programs, including seasonal and vacant homes, typically through independent agents (current products). Programs commonly include 3‑, 6‑, or 12‑month terms; named‑peril protection on DP‑1/DP‑2 with actual cash value default for the dwelling; and optional vandalism/malicious mischief. Eligibility, endorsements (e.g., other structures, emergency repairs), and state availability vary, with underwriting scrutiny higher in catastrophe‑exposed areas.
Foremost Insurance Group — Best for high-value homes
Foremost specializes in personal lines niches—including vacant/seasonal and rental dwellings—delivered mainly through independent agents (Foremost products). Vacant programs typically offer named‑perils coverage with optional vandalism/malicious mischief and annual terms; pro‑rata cancellations may be available depending on the program. Availability and limits are state‑specific, and underwriting may require risk controls in wildfire, wind, or hail zones. Foremost also underwrites certain programs distributed by partners like Progressive, which publicly notes Foremost as an underwriting company for mobile/manufactured homes (Progressive disclosure).
