Protecting Your Home When You Are Away for an Extended Period

How to secure your property, keep insurance valid, and avoid costly disputes

Leaving your home unattended for weeks or months requires careful planning. Whether you are traveling, taking an overseas assignment, or caring for family elsewhere, an empty property is vulnerable to theft, weather damage, and unexpected expenses. From a consumer standpoint, failing to prepare can lead to insurance denials, disputes with landlords or mortgage companies, and costly damage that no one covers. This guide provides practical steps and a detailed checklist for homeowners and renters who plan ...

Notify key parties

Before leaving, notify the people and institutions that have a stake in your property. Written notice protects you from disputes later.

• Landlord or property manager. Many leases require notice if a property will be empty for more than 30 days. Written notice prevents confusion about abandonment.
• Mortgage holder. Some mortgages require disclosure if a property is vacant for more than 60 days. Notification avoids technical defaults.
• Insurance company. Standard policies may reduce coverage after 30 or 60 days of vacancy unless notified. Ask for written confirmation and consider a vacancy endorsement.

General safety tips

Empty homes stand out if not managed properly. Basic precautions can reduce both crime and damage risks.

• Secure the property. Inspect all doors and windows. Upgrade locks if needed. Test alarms and update emergency contacts.
• Appear occupied. Use light timers, arrange yard care, and have someone remove mail and packages.
• Manage utilities. Shut off water to appliances or at the main valve. Leave heat above 55°F in winter and cooling on moderate in summer.

Extra precautions for longer absences

Trips of two months or more call for added measures. These reduce financial risk and provide peace of mind while away.

• Trusted contact. Provide a local contact with keys, your number, and insurance and mortgage details. They can respond quickly in emergencies.
• Documents. Store insurance policies, passports, and financial papers in a safe deposit box or fireproof safe.
• Vehicle storage. If leaving a car, consider garage storage, disconnecting the battery, and notifying your insurer.
• Digital security. Set alerts for bank accounts, avoid posting travel details online, and consider mail forwarding for sensitive items.

Seasonal concerns

Weather adds risks depending on the season. Adjust your preparation accordingly.

• Winter. Shut off water or leave taps dripping in extreme cold. Have someone check after snowstorms to confirm the heat is working.
• Summer. Maintain moderate cooling to prevent mold and pests. Ask your contact to monitor for infestations and water intrusion.
• Storm season. Secure outdoor furniture and ensure windows are ready in hurricane- or tornado-prone regions. In wildfire areas, clear brush and debris from at least 30 feet around the home.
• Extended outages. Have your trusted contact check the property after storms that cause widespread power outages to ensure alarms and sump pumps still function.

Pets and plants

Never leave pets unattended for extended periods. Arrange for boarding or temporary care. For plants, use self-watering systems or ask your trusted contact to water them. Dead plants visible from outside can also signal vacancy to strangers.

Why these steps matter

Failure to take precautions can create loopholes that companies or landlords exploit to deny responsibility. Real-world examples include:

• Insurance denials. A frozen pipe in an unheated home caused $20,000 in damage. The insurer denied the claim, citing vacancy without proper notice.
• Landlord disputes. A tenant returned after two months away to find belongings removed. The landlord claimed the unit was abandoned due to lack of notice.
• Mortgage issues. Some lenders add property inspections or charge fees when they believe a home is vacant without disclosure.

By documenting notice to all relevant parties and keeping written copies of correspondence, you protect yourself from being blamed for circumstances beyond your control.

Where to get help

When questions or disputes arise, several resources can assist:

• Insurance company. Confirm coverage in writing and request endorsements for vacancy if needed.
• Mortgage servicer. Ask what disclosures are required and keep written records of your communication.
• Landlord or property manager. Review lease terms carefully and request acknowledgement of your notice in writing.
• Local government inspections. City or county inspection offices can explain codes related to vacant properties.
• State consumer protection office. In North Carolina, residents can contact the Attorney General’s Consumer Protection Division for help with disputes.

Practical checklist before departure

• Notify landlord or property manager in writing.
• Notify mortgage servicer if required.
• Contact insurance company to confirm coverage.
• Arrange for mail hold, forwarding, or collection.
• Set light timers or smart home routines.
• Secure all doors, windows, and alarms.
• Shut off or reduce utilities.
• Schedule lawn or snow care.
• Provide keys and instructions to a trusted contact.
• Store valuables and documents securely.
• Plan seasonal adjustments such as draining pipes or securing outdoor furniture.

Leaving a home unattended for two months or more requires more than locking the door. Proper notice, basic maintenance, and ongoing monitoring protect you from insurance disputes, landlord or mortgage issues, and expensive damage. With a clear plan, you can return to your home with peace of mind that it remained safe and protected in your absence.