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Terraced houses. Photo for illustration. Photo from Pexels.
What to do with an empty property matters, because it costs money every month: council tax, insurance, bills and upkeep. Since April 2024, councils in England can double council tax on homes empty for a year or more. Your main options are to sell, let on a tenancy, refurbish first, or let it as serviced accommodation on guaranteed rent.
This is a general guideCouncils decide whether to charge premiums. Executors and trustees should take advice before letting a property.
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What does an empty property cost?
An empty property still has running costs, and some rise the longer it stays empty.
| Cost | Good to know |
|---|---|
| Council tax | Premiums can apply after one year empty, depending on your council |
| Insurance | Many policies restrict cover after 30 or 60 days unoccupied |
| Bills | Standing charges continue, and heating may be needed to prevent damage |
| Upkeep | Gardens, gutters and security checks |
How does the empty homes council tax premium work?
Since April 2024, councils in England can charge a premium on homes empty and substantially unfurnished for one year or more. The premium rises the longer the home stays empty.
| Time empty | Maximum premium |
|---|---|
| 1 to 5 years | +100%, so double council tax |
| 5 to 10 years | +200% |
| 10 years or more | +300% |
Councils decide locally whether to apply premiums. See the GOV.UK guidance on council tax premiums.
An occupied home costs less to keep safe. Photo from Pexels.
What are your options for an empty property?
Your options depend on whether you want to keep the property and how quickly you need income.
Sell
Releases the capital. Takes time, and the home still costs money until completion.
Long-term let
Steady rent, with tenancy rules under the Renters’ Rights Act.
Refurbish first
Can raise the value or rent, but adds cost and time.
Serviced accommodation on guaranteed rent
Fixed monthly rent, with the operator running the home and covering most bills.
What about an inherited or probate property?
Executors can sometimes let a property during administration, but they need the authority to do so and should take advice. Check the insurance as soon as the home becomes empty.
A short company let can produce income while decisions are made, if the executors agree and the terms allow an exit when the property is sold.
Can Esho Stays take on an empty property?
Yes, if the home suits our working guests and the consents are in place. We can help furnish an unfurnished home.
- Esho Stays becomes your tenant under a company lease
- Rent is paid in full every month, even if the property is empty
- We list the home across major booking platforms and our direct network of more than 30 companies
- We handle bookings, guest screening, communication, cleaning and maintenance
- Regular inspections, with cleaning between every stay
- A landlord dashboard showing upcoming bookings and performance
See our serviced accommodation management guide and how to prepare a property.
Frequently asked questions
How long can a property stay empty before council tax goes up?
Since April 2024, councils in England can charge a premium on homes that have been empty and substantially unfurnished for one year or more. The premium can rise to 200% after five years and 300% after ten. Check your own council’s policy.
Does furnishing an empty property avoid the premium?
A furnished home that is not anyone’s main residence may count as a second home instead, which can also attract a premium from April 2025 in many areas. Letting the home, or meeting the business rates tests, changes how it is charged.
Is my empty property still insured?
Check your policy. Many home insurance policies restrict cover after a property has been unoccupied for 30 or 60 days, often requiring regular inspections. Tell your insurer as soon as the home becomes empty.
Can I let an empty property on a short company lease?
Often yes, if your mortgage, lease and insurance allow it. A company lease with a clear break clause can produce income while you decide what to do next. Agree how and when the lease can end before signing.
Next step
Own an empty property?
Tell us about it, and we will say honestly whether it suits our guaranteed rent model.
