An empty building is a magnet for squatters, thieves, vandals, fly-tippers and arsonists, and it is also the point at which many insurance policies quietly stop paying out. This guide explains the risks, what insurers expect, and the practical steps that keep a vacant property safe, from locks and screens to patrols and monitored CCTV. It is written by Citi Guard Services, who protect empty commercial and residential properties across London through mobile patrols, key holding and manned guarding.
- Insurers typically reduce cover after 30 days of vacancy and require weekly inspections, secured openings and drained services.
- The biggest risks are squatting, metal theft, water damage, fire and fly-tipping.
- Layer your protection: physical security, monitored alarms or CCTV, regular inspections and a fast response.
- Squatting in residential property is a crime, but commercial squatting is civil, so prevention is far cheaper than eviction.
Why empty properties are targeted
Word spreads quickly when a building is unoccupied: post piles up, lights never change, and the same van is never in the car park. From that point the risks multiply. Copper pipework, boilers and cabling are stripped for scrap, causing floods that cost far more than the metal. Squatters move in, and in commercial buildings removing them requires a court order. Fly-tippers use forecourts, and discarded rubbish becomes a fire risk. Arson accounts for a large share of fires in empty buildings, and an unoccupied fire can spread to neighbours before anyone notices.
What your insurer expects
Read your policy’s unoccupancy clause before the building empties. Common conditions include:
- Notifying the insurer within a set period, often 30 days.
- Inspecting the property at least every seven days and keeping a written, dated record.
- Securing all doors, windows and openings, with locks to British Standard BS 3621 or equivalent.
- Draining water systems or maintaining heating to prevent burst pipes in winter.
- Removing combustible materials, post and waste.
- Keeping an intruder alarm or fire alarm operational, where fitted.
Breach a condition and a claim can be refused. A security provider that documents inspections with time-stamped photographs makes compliance simple.
How to secure a vacant property: step by step
1. Harden the building
Fit British Standard locks, secure letterboxes, and use steel security screens or doors on vulnerable openings, especially ground-floor windows and rear entrances. Remove ladders, bins and anything that helps someone climb. Clear vegetation that hides access points.
2. Remove the reasons to break in
Take out valuable fittings, tools and stock. Drain or isolate services where practical to reduce the value of metal theft and the risk of flooding. Redirect post so it does not pile up.
3. Install a monitored alarm or CCTV
A monitored intruder alarm or a battery-powered, monitored CCTV unit alerts a control room the moment someone enters. Verified activations get a faster police response. Our CCTV monitoring team can watch temporary systems around the clock.
4. Make the building look watched
Timer lighting, “24-hour security” and “CCTV in operation” signage, and a marked patrol vehicle seen on the street all signal that the property is not forgotten.
5. Inspect regularly and record it
Weekly inspections by a trained officer satisfy insurers and catch problems early: a leak, a broken window, evidence of attempted entry. Every visit should be logged with photographs.
6. Arrange a rapid response
Someone must attend when the alarm goes off at 3am. A key holding and alarm response service means an SIA-licensed officer attends, secures the building and liaises with police and contractors so you do not have to.
7. Step up for high-risk periods
During renovations, after an attempted break-in or when a property is featured in the press, temporary static guarding or a dog unit provides the strongest deterrent until the risk subsides.
The law on squatters
Since 2012, squatting in a residential building is a criminal offence in England and Wales and police can remove squatters. Commercial premises are different: squatting is a civil matter, and owners must obtain a possession order through the courts, which takes time and money and often leaves damage behind. That is why prevention and early detection matter most for empty shops, offices and industrial units. Never attempt to remove squatters yourself; take advice and use lawful process.
What does vacant property security cost?
| Option | Typical cost | Notes |
|---|---|---|
| Weekly inspection visits | From around £25 to £45 per visit | Satisfies most insurers; includes photo report |
| Steel screens and security doors | Weekly hire per opening | Cost-effective for long vacancies |
| Monitored alarm or CCTV unit | Around £150 to £400 per month | Includes monitoring and response arrangements |
| Mobile patrols (nightly) | From around £400 per month | Randomised visits, checkpoint proof |
| Static guard | Roughly £14 to £22 per hour | For high-risk periods |
Got an empty property?
Citi Guard inspects, patrols and responds to alarms at vacant properties across London, with reports your insurer will accept.
Frequently asked questions
How often should a vacant property be inspected?
Most insurance policies require an inspection at least every seven days by a competent person, with a written and dated record. Some policies require more frequent visits for high-risk buildings.
Is squatting illegal in the UK?
Squatting in a residential building is a criminal offence in England and Wales under section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012. Squatting in commercial buildings is a civil matter, so owners must use the courts to regain possession, which is why prevention is so important.
Does my insurance cover an empty property?
Usually only for a limited period, typically 30 days, after which cover is reduced or conditions apply. Tell your insurer as soon as a property becomes unoccupied and follow their security conditions to keep cover valid.
What is the cheapest way to secure an empty property?
For most properties the most cost-effective combination is good locks and screens, a monitored alarm, clear signage and weekly inspections, adding patrols or monitored CCTV as the risk increases.
