How to Plan for a Long Vacancy Without Damaging Your Rental Investment
A long vacancy can be more than just a loss of income; it can also pose risks to your property. Learn how to secure and maintain your BC rental investment.
Prioritize Property Security and Monitoring
An empty home is often easy to spot, making it a potential target for unauthorized entry or vandalism. To protect your investment, start by ensuring all entry points are fully secured. This includes checking the locks on all windows, sliding doors, and secondary entrances like garage doors or basement suites. Consider installing a smart security system or simple motion-activated lighting to deter intruders. If your property is part of a strata, notify the building manager or a trusted neighbour that the unit will be vacant for a period. Regular site visits are also crucial. Walking through the property at least once a week allows you to check for signs of forced entry and ensures that mail or flyers do not pile up, which is a clear signal that no one is home.
Implement Climate Control and Humidity Management
In the Pacific Northwest, managing the internal climate of a vacant property is primarily about moisture control. Even when a unit is unoccupied, the humidity levels in Metro Vancouver can lead to mold growth if the air remains stagnant. Keep the thermostat set to a minimum of 16 to 18 degrees Celsius during the winter months to prevent pipes from freezing and to keep the air dry. If the property has a history of moisture issues, using a dehumidifier with a direct drain can be a wise investment. Ensure that all interior doors are left open to encourage airflow between rooms. Proper ventilation helps protect your drywall, flooring, and cabinetry from the long term effects of dampness, ensuring the home remains healthy and ready for its next occupant.
Review Insurance Policies and Vacancy Permits
Many landlords are surprised to learn that standard rental property insurance policies often have strict limitations regarding vacancies. Most Canadian insurers require notification if a property is vacant for more than 30 consecutive days. Failing to inform your provider could result in a denied claim if an incident occurs during the vacancy. Contact your insurance broker to discuss a vacancy permit or an endorsement that maintains your coverage while the home is empty. These permits may come with specific requirements, such as frequent inspections or the installation of water sensors. While there might be a small additional premium, the peace of mind knowing that your significant financial asset is fully protected against fire, water damage, and liability is well worth the cost.
Maintain Curb Appeal and a Lived-In Appearance
Maintaining the exterior of your rental property is about more than just attracting new tenants; it is a vital part of vacancy management. An overgrown lawn or a driveway filled with leaves suggests neglect and can attract unwanted attention. For detached homes, continue to schedule regular landscaping and ensure that snow is cleared during the winter to comply with municipal bylaws. For condo owners, ensure that window coverings are kept in a natural position rather than being permanently closed. You might also use smart plugs to set lamps on timers, creating the illusion of activity in the evenings. Keeping the property looking lived-in not only protects the building but also helps maintain positive relationships with neighbours and the local strata council.
Manage Utilities and Prevent Water Damage
Water damage is one of the most common and expensive issues in vacant properties. If the vacancy is expected to last for several months, consider shutting off the main water supply and draining the lines, provided this does not interfere with fire suppression systems or hydronic heating. If you choose to keep the water on, ensure that all faucets are tightly closed and check for slow leaks in toilets or under sinks during your weekly visits. Regarding other utilities, keep the electricity and gas active to power the heating system and security devices. While it may be tempting to cut costs by cancelling all services, maintaining basic utilities is a necessary expense for protecting the structural integrity of your rental investment during the transition between tenancies.
Frequently Asked Questions
Do I need to notify my insurance company if my rental is vacant?
Yes, most insurance providers in British Columbia require notification if a property is vacant for more than 30 days. Standard policies may exclude coverage for risks like water damage or glass breakage during a vacancy unless you have obtained a specific vacancy permit or endorsement. Always check your individual policy terms to ensure you remain compliant with your insurer's requirements.
How often should I visit my vacant rental property?
It is recommended to visit the property at least once per week. Regular inspections allow you to check for mail buildup, verify that the heating system is functioning, and identify any signs of leaks or unauthorized entry. Some insurance policies may even mandate a specific frequency for these check-ins to maintain coverage, so be sure to document your visits in a simple logbook.
What is the most common cause of damage during a long vacancy in BC?
In the Metro Vancouver area, water damage and mold growth are the most frequent issues. High humidity levels combined with a lack of airflow can lead to mold on walls and windowsills, while freezing temperatures in the winter can cause unprotected pipes to burst. Maintaining a consistent temperature and ensuring proper ventilation are the best ways to mitigate these common environmental risks.
Free Tools for BC Landlords
Try these free calculators to help with your rental property decisions:
Sources & Further Reading
The following authoritative resources were referenced in preparing this article:
- Canada Revenue Agency rental income(Canada Revenue Agency)
- BC Residential Tenancies(Government of British Columbia)
Amir Shojaee
Founder & Managing Director
Licensed Property Manager & REALTOR • MEng, UBC
With over 9 years of experience managing rental properties across Greater Vancouver, Amir brings an analytical, investor-minded approach to property management. Every recommendation is backed by data, every process is documented, and every interaction is handled with the care your investment demands.
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