This guide covers what to do with utilities when a property is empty.
Managing an empty property isn’t easy, particularly when deciding whether to disconnect the utilities or pay standing charges.
On one hand, it is inconvenient and expensive to have utilities disconnected. The primary benefit is that you don’t have to pay their standing charges for water, gas, and electricity.
You’ll still have to pay for the business rates or council taxes as, unfortunately, there’s no empty property rates relief. Some councils are charging up to 200% of normal council tax for an empty home in a bid to encourage homes to be lived in.
The flip side is that it makes the property less appealing when it comes to selling, as any buyer will have to factor in reconnection charges and delays with utility companies to reconnect. An important factor is that lenders see a house with disconnected utilities as uninhabitable and thus unmortgageable.
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Vacant Property? Your Essential Utility Guide
Oh, the joys of an empty property! Whether you’re between tenants, waiting to sell, or simply taking a breather, managing utilities in a vacant home or commercial space doesn’t have to be a puzzle. Let’s walk through some clever solutions that’ll keep your property ship-shape and your wallet happy.
Cosy or Cost-Effective: Finding the Sweet Spot
Whether you have inherited a home or wish to sell an empty commercial property, your goal should be to minimise utility costs, look after the property with regular maintenance, and mitigate against risks of unlawful break-ins, vandalism, arson, flooding through escape of water or gas leaks.
Think of your empty property as a sleeping beauty – it needs just enough care to stay lovely, but not so much that you’re wasting resources. Here’s how to strike that perfect balance:
- Keep Jack Frost at bay: Set your thermostat to a steady 12°C. It’s the Goldilocks temperature – just right for preventing damp and keeping pipes happy, without sky-high bills.
- A little light goes a long way: Timers are your secret weapon. Pop a few lamps on timers in different rooms to give your property that lived-in look. It’s a simple trick that works wonders for security and curb appeal.
- Water wisdom: If you’re keeping the water on, wrap those pipes in their winter coats. A bit of insulation can save you from big headaches down the line.
With empty properties being targeted by professional criminals looking to set up cannabis factories, there are several factors to consider, including:
- The anticipated timeframe a property will be vacant
- Estimated costs associated with the utilities and the council tax
- Risks of leaving the utilities on, such as water supply in winter months
- Potential damage to the property in the form of damp or decay as the property is left unheated for an extensive period
- Risk of squatters moving in to use electricity and hot running water.
To Disconnect or Not? That is the Question
Sometimes, switching off is the way forward. If your property’s going to be empty for a while, consider:
- Turning off the water at the stopcock and draining the system
- Flicking the main electrical switch to ‘off’
- Having a Gas Safe engineer cap the gas supply
But wait! Before you reach for that switch, have a chat with your insurer. Some policies prefer properties to stay connected, even when empty.
An obvious issue of leaving utilities running in an empty property is the cost. You won’t incur any unit usage, but you will still have to pay for:
- Standing charges – these are applied daily;
- Monthly connection charges – these may be applied with Smart Meters;
- Estimate usage fees calculated on prior months.
Whether an unoccupied commercial property or an empty home, leaving utilities running still has costs.
Problems can compound when a property is connected to utilities, leading to damp conditions because of a lack of heating.
If you can isolate and switch off utilities without disconnecting them and drain out any water from your pipes, you’ll be in a much better position to turn on utilities once a property is sold or re-occupied.
The cost of disconnecting and reconnecting still exceeds paying for standing charges. Your insurance company will insist that you carry out regular inspections and risk assessments, often every week or restrict your coverage substantially.
Chic & Secure: Protecting Your Investment
Empty doesn’t have to mean vulnerable. A few smart touches can keep your property safe and stylish:
- Install sleek, modern security lights
- Opt for smart locks that you can monitor from your phone
- Keep the garden tidy – nothing says ’empty house’ like an overgrown lawn!
Hidden Costs: What You Need to Know
- Council Tax and Business Rates: Unfortunately, there’s no escaping these entirely. Some councils even charge up to 200% on empty homes. Ouch!
- Insurance Matters: Your policy might require regular inspections and risk assessments. It’s worth checking to avoid any nasty surprises.
- Utility Standing Charges: Even with no one home, these sneaky charges can add up. But remember, disconnection and reconnection fees can often outweigh the standing charges in the long run.
Your Vacant Property Checklist
Before you skip off, here’s a handy list to keep your property in tip-top condition:
- Give it a good clean – a sparkling house is a happy house
- Check in regularly – a fortnightly visit keeps problems at bay
- Keep it aired – open windows on dry days to prevent mustiness
- Maintain curb appeal – a well-kept exterior works wonders
Bye-Bye Bills: The Perks of Putting Your Empty Home’s Utilities to Bed
Permanently cutting off heating and electricity isn’t the best option because reconnection will incur additional charges, plus there will be a delay when you have a tenant or a buyer.
One possible alternative is using a professional plumber to isolate the water supply and drain all pipes. A full drain down means stopping the water supply at the stopcock and removing all water from the system.
This is a great way of mitigating burst pipes in the water. Pipes explode when the excess water freezes and expands without heating to control the temperature. If the pipes are empty, then there’s no water to freeze and, thus, avoiding the impact of thousands of litres of water causing huge damage to fixtures & fittings.
Another option is to leave your heating on at a low level with an isolated water supply, which means there’s little chance of mould and dampness.
Should I disconnect utilities in an empty house?
It’s often better to isolate utilities rather than fully disconnect them. Isolation involves turning off the water at the stopcock, draining the system, switching off electricity at the mains, and turning off the gas supply. This approach reduces risks while avoiding reconnection fees and delays when the property is reoccupied or sold.
There are several compelling reasons to isolate utilities and drain down the water system, especially if you expect the property to remain vacant for a considerable time:
- Electricity supplies to unmonitored properties may cause sparks, resulting in a fire with additional danger of explosion with flammable gases.
- Empty homes or commercial properties are an active target for squatters seeking ‘free’ water, gas and electricity
- Criminal gangs look for empty properties that can be converted into cannabis factories
- Live water supplies can result in leaks, flooding and substantial damage to structural joists and supports
- Frozen pipe can explode, resulting in an expensive repair bill
Whether you own a residential home or a commercial building, isolation of utilities and drain down is recommended. This is often an insurance requirement, along with regular visits to the property. If you live far away from the property and are looking to sell, we can agree to buy your property in ‘as is’ condition and take care of these issues.
When a property is empty, you are liable for public injury claims. Whether a criminal or a curious child enters a vacant property and becomes injured due to fire, electricity or gas sparks, the owner becomes liable by ambulance chasing solicitors.
Your Vacant Property Checklist
Before you skip off, here’s a handy list to keep your property in tip-top condition:
- Give it a good clean – a sparkling house is a happy house
- Check in regularly – a fortnightly visit keeps problems at bay
- Keep it aired – open windows on dry days to prevent mustiness
- Maintain kerb appeal – a well-kept exterior works wonders
How can I reduce utility costs in a vacant property?
To reduce utility costs in a vacant property, consider setting the thermostat to a low temperature (around 12°C), using timer switches for lights, insulating pipes, and potentially isolating utilities without fully disconnecting them. Regular property checks can also help identify any issues early.
What are the risks of leaving utilities connected in a vacant property?
Risks of leaving utilities connected in a vacant property include potential electrical fires, squatters using utilities, criminal activity such as setting up cannabis farms, water leaks causing structural damage, and frozen pipes bursting. Additionally, you may be liable for any injuries occurring on the property.
What should I do with utilities when selling a house?
When selling a house, contact your utility suppliers to inform them of the sale. Provide final meter readings and your forwarding address once the sale is complete. Pay any outstanding bills and consider researching new providers for your next property.
The Hassle-Free Solution
Feeling a bit overwhelmed? At Property Saviour, we understand that sometimes the best solution is a fresh start. We specialise in buying properties just like yours – quickly, with no fuss, and for a fair price.
Imagine waving goodbye to utility worries and hello to peace of mind. That’s what we offer. Why not give us a ring for a friendly chat about your options? We’re here to help you move forward, whatever your situation.
Remember, an empty property isn’t just a building – it’s full of potential. Whether you’re planning to rent, sell, or simply taking a break between occupants, treating it with care will pay dividends.
Feeling inspired to tackle your vacant property challenges? Or perhaps you’re ready for a change? Either way, we’d love to hear from you. At Property Saviour, we’re passionate about helping homeowners find the best solutions. Give us a call – let’s turn that empty space into your next success story!
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