Vacancy is the state in which a dwelling, building or space is not in use. In property terms a distinction is drawn between frictional vacancy — the short gap between two occupiers, which belongs to a healthy market — and structural vacancy, where a building finds no tenant or buyer for a long period.
For the building itself, vacancy is not only an economic matter: an empty building demonstrably deteriorates faster than one in use, and that calls for active management.
Why an empty building goes downhill
- No heating and no ventilation. Moisture condenses on cold surfaces, mould develops, and joinery and plaster get damaged.
- Nobody notices small defects. A blocked gutter, a weeping pipe or a slipped tile goes unnoticed for months and then causes major damage.
- Standing water in the pipework. Dead legs in an unused system carry a risk of bacterial growth; the installation should be flushed before it is brought back into use.
- Frost damage. Undrained pipes in an unheated building split.
- Break-ins, vandalism and squatting. Every empty building attracts these, and insurers therefore impose extra conditions — always notify your insurer of vacancy, or cover may lapse.
Legal framework and temporary letting
Rules differ by country, but the pattern is similar. Many local authorities keep an empty homes register and can levy an additional council tax or empty property charge once a dwelling has stood empty beyond a set period; some have powers to intervene where a long-term empty property causes nuisance.
If you want to let a property only for a limited period, get the tenure right before the tenant moves in: a normal tenancy carries security of occupation that you cannot simply set aside afterwards. Where a scheme for temporary letting or property guardianship exists, its conditions on rent level, minimum term and notice periods are binding — arrange the permission or agreement well before the intended start date.
Change of use — turning offices or shops into dwellings — normally requires planning permission and always requires the building to meet the building regulations for its new use: fire safety, means of escape, insulation, ventilation and sound.
What to do with a vacant property
- Notify the insurer and agree what measures are required.
- Keep heating and ventilating at a low level. Shutting everything down completely is the most expensive saving there is.
- Drain the water system if there is no heating, or keep the installation above freezing.
- Walk the building monthly — roof, gutters, windows, basement and consumer unit — and record what you find.
- Consider guardianship or temporary letting. An occupied building deteriorates more slowly and brings in some income.
- Think about conversion. Structural vacancy in offices, shops and public buildings is the single largest source of homes that can be created without new land.
Related terms
- Conversion
- Change of use
- Damp
- Ventilation
- Building survey
- Maintenance plan
- Purchase costs
Want to know more about building terms? Take a look at our knowledge base on fredsdiyplans.com.