For property owners · Property care
Who should check my house while I am away, and how often?
Someone you trust should visit your empty home on a regular schedule and walk through it looking for leaks, frozen pipes, heat problems and break-ins. How often depends on the season and on your home insurance: read your policy’s vacancy wording, ask your insurer or broker what applies, and keep a dated log of every visit.
In 60 seconds
- A vacant home check is a scheduled walk-through of an empty home to catch leaks, heat failures, break-ins and storm damage early.
- Home insurance policies often set conditions for homes left empty, so read your policy’s vacancy wording and ask your insurer or broker what it requires.
- The Insurance Bureau of Canada advises leaving the heat on in the heating season and having someone you trust check the home while you are away.
- Each visit should follow the same written checklist and end with a short dated report, ideally with photos.
- A neighbour, relative or independent care professional can do the checks, as long as they can be reached and can get to the home reliably.
What is a vacant home check?
A vacant home check is a scheduled visit to an empty home to confirm nothing has gone wrong. The person walks through every floor, checks heat, water and doors, and reports back. The point is to catch a small problem, like a dripping pipe or a failed furnace, before it becomes a flooded basement or a frozen house.
Owners use vacant home checks during long trips, winters spent elsewhere, hospital stays, the months between buying and moving, and while a home is for sale. The same idea applies to a home left empty after a death in the family while an estate is settled.
Why do insurers care whether someone checks my empty home?
Insurers care because empty homes are more likely to suffer damage that nobody notices for days, such as a burst pipe or a break-in. Many policies set conditions for time away, so read your policy’s vacancy and unoccupancy wording. The Insurance Bureau of Canada warns that leaving a home unchecked in the heating season can affect your coverage.
The wording is what matters, and it differs between insurers and policies. A policy may treat a home differently after a set number of days empty, describe how often someone must visit in winter, or say something about shutting off the water. Call your insurer or broker before you leave, ask what your policy requires for your specific absence, and write down who you spoke with and when.
How often should someone check a vacant house?
It depends on the season and on your policy. In winter, the Insurance Bureau of Canada suggests having someone check the home every day or every few days, depending on the conditions in your policy. In warmer months, less frequent visits may be reasonable, but only your insurer or broker can confirm what your coverage expects.
Whatever the schedule, keep it steady and written down. A plan that says “every second day, and the morning after any storm or cold snap” is easier to follow and to prove than “whenever I can get there”.
What should be checked on each visit to an empty home?
Each visit should follow the same written checklist so nothing depends on memory. The checker should walk every floor, including the basement and attic access, confirm the heat is working, look for water, frost or mould, test that doors and windows are locked, and bring in mail and flyers. A short dated report closes each visit.
- Thermostat reading, and a quick check that warm air is actually coming out
- Basement, sump pit and floor drains, looking for water or backup
- Under sinks, around toilets, the water heater and the washer hoses
- Ceilings and upper walls for stains that suggest a roof or pipe leak
- Doors, windows and the garage for signs of forced entry
- Outside: snow away from vents, the gas meter and basement windows; eavestroughs clear
- Mail, flyers and parcels removed so the home does not look empty
Should I shut off the water before leaving my house empty?
Shutting off the main water valve can greatly limit damage from a burst pipe, and your policy may say something about it for longer absences. Know where the shut-off is, test it before you go, and make sure your checker knows too. Whether to also drain the pipes depends on your home and heating, so ask a plumber if unsure.
Some systems, such as hot-water heating or a fire sprinkler, need water to keep running, so do not shut everything off without understanding your home. If in doubt, ask a plumber or heating technician before a long winter absence, and ask your insurer what your policy says about water left on.
Who can do vacant home checks for me?
A neighbour, relative, friend or independent care professional can all do vacant home checks. What matters is that the person lives close enough to visit on schedule, is comfortable walking a basement with a flashlight, knows where the shut-offs are, and will send you a report each time. Name a backup person as well.
Be honest about limits. A kind neighbour may be happy to help for a week but not for a whole winter. An independent professional brings more availability and a routine, but you still need to interview them, phone references and agree the schedule in writing. For a home with complex systems, a checker is not a substitute for a service call from a licensed trade.
How does Maple Care help owners arrange vacant home checks?
On Maple Care you can post a free property care request describing the visits you need; it shows only your city. Independent care professionals who want your contact details pay to get them, up to a limit you set of at least five. You then interview, check references and agree the schedule directly.
Our team reviews every account, and verified badges are a screening signal, not a background check. Maple Care does not supervise visits, set rates or handle payment, and it cannot tell you what your insurance requires; only your insurer or broker can. Ask our team for our care agreement template to write the schedule down.
Free to post. Your contact details stay private.
Frequently asked questions
Does leaving my home empty void my insurance?
Not automatically, but it can change what is covered. Many policies have conditions about homes left empty or unoccupied, such as how often someone must visit or whether water must be shut off. Read your policy’s vacancy wording and confirm the details with your insurer or broker before you leave.
Is a smart thermostat or water sensor enough?
Sensors help, because they can warn you quickly about a temperature drop or a leak. They do not replace a person who can turn off the water, call a plumber or notice a broken window. Ask your insurer whether remote monitoring changes anything in your policy rather than assuming it does.
What should the checker do if they find a problem?
Agree the steps in advance. Usually that means stopping the damage if it is safe, such as shutting off the water, then calling you, then calling the tradesperson on your list. Taking dated photos helps with any insurance claim. Agree what they may spend on urgent repairs.
Should I keep a log of vacant home visits?
Yes. A simple dated log, with the time of each visit, the thermostat reading and any issues, shows the checks happened. It can help if you ever need to show your insurer that the home was looked after, and it keeps your checker accountable.
Can the same person check my home and clear the snow?
Often, and it makes sense in winter, since snow against vents or basement windows is part of what a checker watches for. Name snow clearing as a separate task in your agreement, with how soon after a snowfall it should happen.
Sources and evidence
Last updated: