Yes, you typically do have to pay water rates on an empty property in most circumstances, though the exact charges and potential exceptions vary significantly depending on your water provider, whether the property is metered, and its furnished status—with complete disconnection being the only guaranteed way to avoid all charges.
According to the latest figures from the Ministry of Housing, Communities and Local Government, England currently has over 268,000 long-term empty properties, representing a significant financial burden on owners who continue paying utility charges. Empty property owners collectively spend an estimated £1.1 billion annually on standing charges for unused utilities, with water rates contributing approximately £190 million to this total. These costs are increasingly relevant as the average property remains vacant for 6-9 months during probate or sales processes.
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Do You Pay Water Rates on an Empty Property?
When a property sits empty, many owners assume that because no water is being used, no charges should apply. However, the reality is more complex and depends largely on your specific water company’s policies, whether the property has a water meter, and the circumstances behind its vacancy.
Most water companies split their charges into two components: standing charges (for infrastructure maintenance and service availability) and usage charges (for the water you actually consume). Even when a property is empty, water companies argue that they continue to provide drainage services and maintain the infrastructure needed to serve the property once occupied.
For metered properties, this usually means you’ll pay only the standing charges if no water is used. For unmetered properties with rates based on the property’s rateable value, the full charges often continue to apply unless specific exemption criteria are met.
Rhys from Wales faced this exact issue after inheriting his mother’s house. “I was shocked to receive a £300 water bill for my mum’s empty house. When I called the water company, they insisted I had to pay the full amount despite no one living there for six months. I eventually had to have the water supply disconnected, which then created complications when I tried to sell.” Rhys eventually contacted Property Saviour, and as a cash house buyer, we were able to purchase the property quickly despite the disconnected utilities, solving his ongoing bill problems and giving him a clean break from the property. If you’re facing similar challenges with an inherited or vacant property, we understand how frustrating these unexpected costs can be.
Water Charges by Property Type: Metered vs Unmetered Properties
The billing approach for empty properties varies significantly based on whether your property has a water meter installed:
For metered properties:
You’ll be charged based on actual consumption (which should be minimal or zero if the property is truly empty)
Standing charges will still apply regardless of usage
You can request a meter reading to confirm minimal usage
Any leaks or unexpected usage will be reflected in your bill
For unmetered properties:
Full charges typically continue to apply based on the property’s rateable value
Some water companies may offer empty property discounts or exemptions
Disconnection may be the only way to avoid charges completely
Installing a water meter might reduce costs during vacancy periods
If you’re managing an empty unmetered property, requesting a water meter installation could be a cost-effective option. This means you’ll only pay for any water actually used plus the standing charges, which will typically be much lower than the standard unmetered rates.
When Can You Avoid Paying Water Rates on an Empty Property?
While policies vary between water companies, several circumstances may allow for reduced or waived water charges on empty properties. Understanding these exceptions can potentially save you significant money when managing a vacant property.
The most common situations where water charges might be reduced or suspended include:
Water Charge Exemptions for Empty Properties by Circumstance
This table outlines the main circumstances where you might qualify for reduced or waived water charges while your property is vacant. Note that most water companies will require supporting documentation and may conduct periodic checks to verify the property’s status. Some companies also have time limits on exemptions, particularly for situations like care home residence or probate, after which standard charges resume regardless of occupancy.
| Circumstance | Typical Policy | Duration | Required Evidence |
|---|---|---|---|
| Property uninhabitable | Full exemption | Until habitable | Building inspection report |
| Owner deceased (probate) | Charges suspended | Up to 12 months | Death certificate/probate documents |
| Owner in residential care | Charges suspended | 6-12 months | Care home confirmation |
| Owner in prison | Charges suspended | Duration of sentence | Court documents |
| Unfurnished & no water used | Varies by company | Company dependent | May require inspection |
| Complete disconnection | Full exemption | Until reconnected | Disconnection confirmation |
It’s worth noting that for unmetered properties, the only guaranteed way to avoid all charges in many areas is to request a formal disconnection from the water supply network. While disconnection is often free, reconnection typically incurs a fee (ranging from £62-150 depending on the water company) and may involve waiting periods when the property becomes occupied again.
How Do Commercial Property Water Rates Differ When Empty?
The rules for commercial properties differ significantly from residential ones, with fewer exemptions available for vacant premises. If you need to sell commercial property that’s sitting empty, understanding these differences is crucial for managing ongoing costs.
In Scotland, since April 2017, all non-domestic properties, regardless of occupancy status, are liable for water, sewerage and drainage charges. This policy change means that commercial property owners can no longer avoid water charges by leaving premises vacant.
For commercial properties in England and Wales, policies vary by water company, but most continue to charge for standing services and drainage even when properties are unoccupied. This reflects the fact that surface water drainage continues regardless of occupancy, with rainwater from the property’s roof and parking areas still being processed through the sewerage system.
Some water companies offer reduced rates for vacant commercial properties, but these typically require formal application and supporting evidence. The discounts are rarely automatic and often apply for limited periods only.
Should You Disconnect the Water Supply to Avoid Charges?
Disconnection is often presented as the definitive solution to avoid water charges on empty properties, but this approach comes with important considerations and potential drawbacks.
When considering disconnection, be aware of:
Reconnection fees when the property is reoccupied (typically £62-150)
Potential delays in getting the service reinstated
Risk of making the property unmortgageable (lenders often require working utilities)
Insurance implications (many policies require maintained water connections)
Increased risk of damage without periodic flushing of systems
For properties that will remain vacant for extended periods (more than 6 months), disconnection might make financial sense. However, for shorter vacancies or properties being actively marketed for sale or rent, the costs and complications of disconnection/reconnection often outweigh the savings.
An alternative to full disconnection is isolation and drain down, where a plumber turns off the water at the stopcock and drains the system. This helps prevent burst pipes in cold weather while maintaining the formal connection to the network (meaning you’ll still be liable for standing charges on unmetered properties).
What Happens to Water Charges When Inheriting a House from Your Parents?
Inheriting a house often means dealing with a property that may sit empty during the probate process, which can take 3-9 months or longer in complex cases. During this period, water charges continue to apply unless specific exemptions are secured.
Most water companies offer bereavement exemptions that suspend charges while a property is going through probate. To access these:
Contact the water company promptly to notify them of the death
Provide a copy of the death certificate
Explain that the property is going through probate
Ask specifically about their bereavement policy for water charges
These exemptions typically last for 6-12 months, after which normal charging resumes regardless of occupancy. If the probate process extends beyond this period, you’ll likely need to start paying water charges even if the property remains empty.
One Reddit user shared an insightful experience: “When my father passed, I called the water company immediately. They suspended charges for 12 months while we sorted probate. This saved nearly £600 during a difficult time when we couldn’t legally sell the property anyway.”
At Property Saviour, we often work with clients inheriting properties and understand the financial pressures that come with managing a vacant inherited home. When charges resume but the property remains unsold, our service can provide a swift solution, offering a guaranteed sale when traditional selling routes might still be months from completion.
Are There Different Rules for Water Rates During Property Renovation?
When renovating an empty property, water charges generally continue to apply, often at full rates. Most water companies consider renovation work as active use of the property, requiring water services for construction activities.
Some key points to understand about water charges during renovation:
Unmetered properties typically face full charges during renovation
Metered properties will be charged for actual water used plus standing charges
Major renovations (over £100,000 with some companies) may qualify for special rates
Properties undergoing complete rebuilds might qualify for temporary disconnection
Thames Water, for example, specifically notes that “furnished properties and renovations under the cost of £100,000 must have an account” with bills payable as normal, while renovations exceeding £100,000 may qualify for special consideration.
If you’re planning major renovations on an empty property, it’s worth discussing your specific situation with your water company to understand your options. Installing a water meter before beginning work can often save money by ensuring you only pay for actual usage rather than standard rates.
How Do Insurance Requirements Affect Water in Empty Properties?
Unoccupied house insurance policies often have specific requirements regarding water supplies in empty properties, which can conflict with the desire to avoid water charges through disconnection.
Most insurers require one of two approaches:
The water system completely drained down and turned off at the mains
Heating maintained at a minimum temperature (typically 12-15°C) during winter months
Failing to comply with these requirements can invalidate your insurance, potentially leaving you unprotected against major risks like burst pipes, flooding, or water damage.
Before making decisions about your water supply, carefully review your insurance policy’s vacancy clauses. The savings from avoiding water charges could be massively outweighed by the cost of uninsured water damage if pipes freeze and burst during cold weather.
Margaret from Doncaster discovered this the hard way: “I disconnected the water to avoid charges while my property was empty, but didn’t realise this violated my insurance terms. When a pipe burst during renovation work, my claim was rejected, leaving me with a £12,000 repair bill.” If you’re struggling with an empty property and associated costs, remember that we buy any house regardless of condition. Getting in touch with Property Saviour could provide the certainty and speed you need during what can be a challenging time.
What Do Other Property Owners Say About Water Charges on Empty Properties?
Online forums reveal fascinating insights about how different property owners approach water charges for vacant properties. These real-world experiences highlight the inconsistencies between water companies and the strategies that have worked for others.
One property owner noted: “I told Severn Trent my property was empty and unfurnished. They informed me they only waive charges if they disconnect the supply. When I agreed to disconnection, they suddenly became reluctant to send someone out, and eventually offered to suspend charges without disconnection.”
Another shared: “After receiving a large bill for my empty property, I requested a meter installation. The standing charges with zero consumption worked out much cheaper than the rateable value charges I was paying before.”
At Property Saviour, we’ve observed that water companies often have discretion in how they apply their policies. While official rules might suggest full charges apply, persistent and polite negotiation can sometimes result in more favourable outcomes, particularly if you can provide evidence of non-occupancy.
For those managing multiple empty properties or facing prolonged vacancy periods, developing a good relationship with a specific contact at your water company can make a significant difference in how flexible they might be with exemptions or reduced rates.
Practical Steps to Minimise Water Charges on Your Empty Property
If you’re responsible for an empty property and want to minimise water charges while maintaining the property appropriately, consider these practical strategies:
Request a water meter installation if the property is currently unmetered
Check if you qualify for any exemptions based on the property’s status
Contact your water company directly to discuss your specific circumstances
Consider isolation rather than disconnection if the vacancy will be short-term
Have the system professionally drained down to prevent damage
Maintain appropriate insurance coverage for the vacant property
Keep records of all communications with your water company
Provide evidence of the property being empty if required
Consider property guardians for longer-term vacancies
Weigh ongoing costs against the potential benefits of selling promptly
These approaches can help reduce your financial burden while ensuring the property remains protected. For many owners, the cumulative costs of maintaining an empty property—including water charges, council tax, insurance, security, and ongoing maintenance—eventually prompt the question of whether selling might be the more sensible option.
When Does Selling Make More Sense Than Paying Empty Property Charges?
Managing water charges is just one aspect of the financial burden associated with empty properties. When combined with other costs such as council tax (which can increase to 200% for long-term empty properties), insurance premiums, security measures, and maintenance, the financial drain can become substantial.
For many property owners, particularly those who have inherited a property or found themselves responsible for one they can’t readily use or rent out, these ongoing costs eventually reach a tipping point. The financial and emotional burden of managing an empty property from afar can take its toll, especially when various utilities and local authorities have different and sometimes conflicting requirements.
If you’re finding yourself in this situation, it might be time to consider whether a quick sale would provide better value than continuing to pay for an empty property with mounting costs. At Property Saviour, we understand the challenges of managing vacant properties and the relief that can come from a straightforward sale process.
Our team approaches each situation with empathy and understanding, recognising that circumstances leading to property vacancy are often complex and sometimes emotional. If ongoing water charges and other empty property costs are becoming a burden, reaching out to discuss your options might provide the solution you’ve been looking for. As experienced property buyers offering a guaranteed purchase, we can provide the certainty and speed you need to move forward without the continuing financial drain of an empty property.
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