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9 minute read Published on Jan 21, 2026 by BrokerLink Communications
Real Estate Magazine estimated that there were approximately 1.34 million homes across the country that were classified as empty, representing 8.7% of all dwellings in 2019. If you own a home in Canada that happens to sit empty for an extended period, you may be surprised to learn that your standard home insurance policy likely doesn't provide the coverage you need to protect your property. Whether you're undergoing extensive renovations, renting, travelling, or waiting for a sale to close, unoccupied home insurance in Canada adds a crucial layer of protection.
In this guide, we'll walk you through what unoccupied and vacant home insurance covers, why adding this coverage is essential, and how to make smart, cost-effective choices that protect your vacant home. Stick around for more info.
Vacant home insurance coverage is a type of policy specifically designed to protect properties that are left unoccupied for an extended period (usually 30 days or longer). Insurance companies consider unoccupied homes a risk due to the increased chances of theft, vandalism, and undetected damage.
Without at least one person living at the home to notice and deal with issues promptly, minor problems can turn into major losses. That's why most insurance providers will either limit or void your insurance coverage after a property has been vacant beyond a certain number of days, unless you have the right policies in place.
Although the insurance terms "unoccupied" and "vacant" are used interchangeably, it's important to note that most insurance companies refer to them differently. Here's a closer look at the differences below:
Criteria for when a home is deemed unoccupied:
Fully furnished.
The owner of the property intends to return.
Temporarily unoccupied due to vacation or other circumstances.
Below, we discuss when a home is considered vacant:
Unfurnished or minimally furnished.
No intent to return to the property.
May be listed for sale or waiting for tenants to rent.
Ultimately, the difference between these two terms will affect your coverage and your policy eligibility. If you're unsure what your current home insurance in Canada entails, we recommend speaking with a BrokerLink advisor for assistance.
Most home insurance policies will exclude or limit coverage once the property becomes vacant, such as:
Theft and vandalism.
Water damage.
Fire.
Damage or loss of valuable items.
Glass breakage.
Falling objects.
That said, some optional insurance policies can be added to your regular home insurance policy to restore the gap in your coverage while your home remains empty, including:
Sewer backup endorsements.
Liability coverage endorsements.
Extended coverage for vandalism, theft, and other physical damage to the structure of your home.
We recommend speaking with a broker to understand your existing home insurance policy before adding special insurance to your plan. They can help tailor vacant property insurance endorsements to your needs to ensure your rental property, seasonal or vacation property, investment property, or family residence doesn't go unprotected.
Many situations call for vacant property insurance beyond leaving your home unattended for long periods because you're going on vacation. For example, short-term rental properties may go unoccupied between tenants. Or a seasonal Airbnb property on Muskoka Lake may sit empty all winter long, posing a risk to the heating system and pipes.
Remember, most insurers will evaluate temporary versus long-term vacancy differently, so it's essential that you inform them of your property usage patterns so that they can create a house insurance plan that fits your needs. When in doubt, consult with a broker if the status of your vacant property changes.
Similar to how house insurance is normally calculated, many insurers will use several factors to determine your vacant home insurance policy rates. Note that because insurers need to mitigate risks associated with insuring unoccupied properties, you'll likely pay more for coverage compared to the insurance you have for your occupied home. Below, we outline the factors used to determine vacant home insurance costs:
Location of the property.
Home size and current condition.
Length of vacancy.
Security systems in place (carbon monoxide sensors, alarms, cameras, etc.)
Example: Let's say a 1,500 square foot property in rural Alberta is left vacant for around three months out of the year. The premium for vacant home insurance may cost the owners around $700. In contrast, a vacant home in downtown Toronto that's vacant for over six months could lead to premiums as high as $2,000.To save on vacant home insurance, focus on:
For lower vacant home insurance premiums, consider these actions:
Bundle your vacant home insurance with other policies like car insurance, landlord insurance, or business insurance with the same insurance provider.
Installing water sensors, security cameras, and other measures can qualify you for a discount.
Arrange regular check-ins with a trusted friend or family member.
Increase your deductible amount.
Pay for your vacant home insurance policy upfront.
A BrokerLink advisor can help you shop around for different home insurance policies and compare quotes to ensure you get the best rates possible! Give us a call today!
Some insurance companies may offer what is known as a vacancy permit. These permits temporarily extend the coverage under your standard house insurance during the time your property is vacant. It isn't, however, a substitute for full vacant home insurance.
This can come in handy when you're going on vacation for a few months or when there are delays moving into the property. That said, it's important to note that with this coverage comes coverage limits and certain conditions, including:
You must have someone check on the property regularly.
Proof of return date.
Utilities must remain active.
Here is a list of tips for protecting your vacant home:
Ask a friend, neighbour, or relative to check in on your property frequently (reminding them to take care of general maintenance like collecting any newspapers or mail and mowing the lawn, raking leaves, or shovelling the snow).
Instal a sign on the front lawn that says, “Do Not Disturb the Occupant” or “For Sale by Appointment Only”.
Ask a neighbour to park their car in your driveway.
Instal motion-activated security lights to deter criminals.
Set up a lamp on a timer near the windows, so it lights up at specific times throughout the day and night.
Instal high-tech video cameras and a security alarm on your property (preferably ones that are IP-based so that they can be accessed remotely from wherever you are.
Instal double-bolt locks on all entry doors and extra locks on windows.
Hire a private security firm to drive by your home frequently or a house sitter to look after the property while you are away.
Remove any high-value items from the home and store them in a safe, third-party location.
To insure your vacant home correctly, remember the following:
When insuring your vacant home, watch out for these common pitfalls:
Failing to notify your insurance company that your property will be vacant.
Leaving mail and packages to pile up on your front porch.
Not removing perishable food items from your fridge.
Ignoring pest prevention measures.
Remember, maintaining a "lived-in" appearance at your vacant property and implementing the precautionary measures above can help reduce the risk of damage and lower your insurance costs.
Let's take a closer look at some hypothetical scenarios where vacant home insurance can come in handy when you are not actively living on your property:
A couple from Winnipeg bought their first home, which happens to be a fixer-upper. During the renovation period, the couple decides to move into a short-term rental. They informed their broker of their vacant property, who helped them switch to a vacant home policy during this time. Two months later, a burst pipe caused water damage throughout the entire top floor of the home. Thanks to having the right coverage and ongoing inspections, the water damage was covered, which helped the couple avoid a $20,000 repair bill out of their own pockets.
A family in Quebec left their vacation property vacant during the winter months. A motion detector system triggered a cellphone alert when someone attempted to break into the home while they were not there. Police arrived before the burglar was able to get inside. When purchasing their coverage, this alarm system helped qualify for a premium discount.
A home in Halifax was left vacant during a prolonged period as a family went through an estate settlement for the property. Because the family didn't disclose that the property would be vacant during this time, their standard insurance coverage lapsed. A storm caused roof damage, but their insurer denied coverage as they failed to notify them.
To ensure you fully understand the differences between vacant home insurance and standard coverage, take a look at this side-by-side comparison table below:
Feature
Standard Home Insurance
Vacant Home Insurance
Cost
Lower monthly premiums.
Higher due to greater risk.
Inspection Requirement
Not typically required as a condition of coverage.
Usually requires a weekly or bi-weekly inspection of the property during the period left vacant. May require more frequent checks depending on the insurance company.
Perils Covered
Comprehensive (fire, theft, water damage, and more).
Limited. May exclude theft, vandalism, water damage, and more unless additional endorsements are added to the plan.
Duration Limitations
Covers up to 30 days of vacancy.
Designed for a vacancy over 30 days.
Risk Level
Considered low to moderate.
Considered high due to a lack of property oversight.
Policy Flexibility
Customizable to fit your needs.
Customizable with endorsements and additional coverage options.
Vacant homes are treated differently across Canada in terms of how they are taxed and regulated:
British Columbia: All vacant homes in BC are subject to a Speculation and Vacancy Tax (SVT) of 3% annually.
Ontario: The vacant home tax rate is 3% of the property's Current Value Assessment.
Alberta: 1% of the property's current value assessment.
To ensure your home remains safe during the time that it is vacant, here's what you need to do:
Notify your insurer: Inform your insurance provider of the vacancy and discuss any policy changes or endorsements that may be needed.
Secure your property: Lock all doors and windows. Consider installing a security system or cameras as well.
Turn off the water supply: Prevent burst pipes by shutting off water at the main valve and draining plumbing if required.
Maintain heating: Keep the thermostat at least 10°C during winter to avoid frozen pipes and other water damage.
Set up routine inspections: Get someone to check on your property at least every 3 to 7 days.
Leaving your home unoccupied can leave you exposed to numerous risks. But, with the right unoccupied homeowners insurance coverage in place, you can have peace of mind knowing you're protected in the event damage or losses occur.
Whether you need to insure your heritage home or new build, to purchase affordable vacant property insurance in Canada, reach out to an experienced broker from BrokerLink. We've got access to some of the leading providers and policies across the country, and can help you customize the perfect plan for your home. Contact BrokerLink directly or get a free insurance quote using our online quote tool.
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A home is vacant when no one is living there, and it’s not being furnished or used regularly.
Typically between 30 and 60 days.
Usually not beyond the 30 or 60-day mark.
Unoccupied means furnished but temporarily empty, whereas vacant means empty and unused.
Yes, vacant home insurance is essential if you are leaving for a prolonged period.
The cost can range between provinces and risk profiles.
If you have any questions, contact one of our local branches.
