Vacancy Security — The Biggest Risk Period
Empty properties are vulnerable to break-ins, vandalism, and squatting. The period between settlement and tenant move-in is when your property is most at risk.
Multi-layered security approach:
Layer 1 — Deterrence:
- Install outdoor security cameras with person detection and night colour vision
- Place "24-hour CCTV" warning signage on gates and fences
- Motion-activated security lighting on all entry points
- Keep blinds partially open (a completely dark house signals vacancy)
Layer 2 — Physical barriers:
- Fence reinforcement: Increase height, add anti-climb features
- Secure all entry points with deadlocks
- Window locks on all accessible windows
- Garage door security (manual lock backup for automatic doors)
Layer 3 — Interior protection:
- Remove all valuable items during renovation (no tools or appliances left overnight)
- Don't leave building materials visible from the street
- Secure power tools and copper piping (common theft targets)
Layer 4 — Speed:
- The best security is a tenant. Human presence is the most effective deterrent.
- Our goal: minimise vacancy to under 14 days between tenants
- Advertising begins 5 days before the property is ready
- Fast tenant screening (applications processed within 48 hours)
Insurance & Liability During Vacancy
Vacant properties have different insurance requirements:
Standard landlord insurance typically covers vacant periods up to 60–90 days. Beyond that, you may need to notify your insurer or purchase additional vacant property cover.
What's typically NOT covered during vacancy:
- Theft of fixtures and fittings (if property is unsecured)
- Water damage from burst pipes (if water wasn't turned off)
- Vandalism (some policies exclude after 60 days vacancy)
- Squatter damage
Our vacancy management protocol:
- Property secured immediately at settlement (locks changed, codes updated)
- Regular drive-by checks during renovation period
- Utilities maintained (prevents pipe freezing, keeps security systems active)
- Mail collected (accumulated mail signals vacancy)
- Garden maintained at minimum level (overgrown gardens signal vacancy)
- Fast-track renovation to minimise empty period
Council hard waste: If the property has accumulated rubbish, we coordinate hard waste collection through the local council. Note: council collection is the landlord's responsibility, not ours, but we facilitate the booking.
Key principle: Every day a property is vacant costs money AND increases risk. Our entire operation is designed to minimise the gap between settlement and tenant occupancy.