What should you do before selling a vacant home?
Call your insurance company first. Many standard homeowners policies limit coverage after a home has been vacant for 30 to 60 consecutive days, especially for vandalism, theft, and freeze-related water damage. Ask about a vacancy endorsement or a vacant-home policy. Then keep the utilities on, set the heat to protect pipes through the Western Washington winter, secure the home with lighting and regular check-ins, and decide whether to stage so buyers can picture living there.
Homes go vacant for all kinds of reasons: you already moved up, you relocated for work, a parent moved to assisted living, or a tenant moved out. In Pierce County, I see a lot of vacant listings in fall and winter, right when freezing nights and storms add risk.
A vacant home can be easier to show and prepare. It also brings its own risks and costs. Here’s how to protect it and sell it well. For the full process, start with our guide to Selling a Home in Pierce County.
Step 1: Check your insurance
This is the step people skip, and it’s the one that can cost the most.
- Read the vacancy clause. Standard policies often restrict claims once a home has been empty for 30 to 60 days in a row. The exact wording varies by insurer.
- Tell your insurer the home is or will be vacant, and for how long.
- Ask about options, such as a vacancy permit endorsement or a dedicated vacant-home policy.
- Ask what they require, like heat kept on, winterized plumbing, regular inspections, or an alarm.
Undisclosed vacancy can lead to a denied claim. Get the answer in writing.
Step 2: Keep utilities on
Buyers, inspectors, and appraisers need working power, water, and heat. Keep these on through closing:
- Electricity for lights, showings, and inspections
- Heat, set high enough to protect pipes (ask your insurer if they require a minimum)
- Water, unless your insurer or plumber recommends winterizing. If the home is winterized, plan how it will be turned back on for the inspection.
- Internet or a smart thermostat, if you want to monitor temperature remotely
Step 3: Protect against Western Washington weather
From November through February, a vacant home needs extra attention:
- Disconnect hoses and cover hose bibs
- Clean gutters and downspouts so water drains away from the foundation
- Check the crawl space for standing water after heavy rain
- Keep the heat on during cold snaps
- Line up someone to check the home after storms or power outages
Step 4: Make it look lived in, and secure
- Timers or smart lights inside, and motion lights outside
- Keep the yard maintained so it doesn’t look abandoned
- Stop mail and packages, or have them forwarded
- Lock and check windows, garage doors, and sheds
- Schedule regular walkthroughs, weekly at a minimum, more often in winter
Step 5: Decide on staging
Empty rooms can look smaller in photos, and buyers often struggle to judge furniture fit. Options include:
- Full staging of the main living areas
- Partial staging of the living room, primary bedroom, and dining area
- Virtual staging for online photos, clearly labeled as virtually staged
Here’s how to decide whether home staging is worth it for your home.
Step 6: Plan showings and paperwork
A vacant home is usually easy to show, but someone still needs to manage it:
- Lockbox and showing rules — who can enter and when
- After-showing checks — lights off, doors locked, thermostat untouched
- Remote signing if you’ve moved away. Here’s how to handle selling while relocating out of state.
Your showings and open house plan should cover all of this. If you’re listing during the cooler months, here’s what to know about selling in fall or winter.
Vacant home checklist
- Call your insurer about vacancy coverage
- Keep power, heat, and water on, or winterize with a plan
- Clean gutters and check the crawl space
- Set lighting timers and maintain the yard
- Schedule weekly (or more frequent) check-ins
- Decide on staging before photos
- Set clear showing and lockbox rules
Frequently Asked Questions
Does homeowners insurance cover a vacant house?
Often only partly. Many standard policies limit coverage after 30 to 60 consecutive days of vacancy, especially for vandalism, theft, and freeze-related water damage. Ask your insurer about a vacancy endorsement or vacant-home policy.
Should I keep utilities on when selling a vacant house?
Yes, in most cases. Buyers, inspectors, and appraisers need power, water, and heat, and keeping the heat on helps protect pipes in winter. If the home is winterized, plan how service will be restored for inspections.
Is it better to sell a house empty or furnished?
Empty homes are easy to show and clean, but they can feel smaller in photos. Partial or full staging often helps buyers picture the space. The right choice depends on the home, price point, and budget.
How often should someone check on a vacant home?
At least weekly, and more often during freezing weather, storms, or power outages. Your insurer may have specific requirements.
Can I sell my house if I’ve already moved out of state?
Yes. Your agent can manage showings and vendors, and escrow can arrange remote or mobile notary signing. Plan for someone local to check on the home regularly.
Protect the home while you sell it
A vacant home can sell beautifully when it’s insured, maintained, and presented well. A little planning prevents the expensive surprises.
If you’re selling a vacant home, book a Home Selling Strategy Session with The Barnard Group. We’ll help you plan the prep, staging, showings, and check-ins so you don’t have to manage it alone.
About Josh Barnard Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
Researched October 13, 2026. Insurance terms vary by insurer and policy. Confirm your coverage in writing with your insurance agent.
