Skip to content

Home / Insurance broker / Personal

Vacant property in Germany: keeping the house insured when nobody lives there

A house in Germany may stand empty after an inheritance, before a sale, during renovation or after a parent moves into care. Under German insurance law that is an increase in risk. You have to tell the buildings insurer, and the policy usually sets extra duties for water, heating and inspections. Miss them and a claim can be cut sharply.

The question almost everyone asks first

When does a house count as vacant in Germany?

German law sets no fixed period; each insurer defines it in its policy wording. The threshold is often 60 to 90 days, and some policies allow up to twelve months. Allianz, for example, treats a building as permanently vacant once nobody has lived in it for more than six months. Check your own policy before the house becomes empty.

Why an empty house worries insurers

In an occupied home a dripping pipe or a broken window is noticed the same day. In an empty one, a burst pipe can run for weeks, and burglars or arsonists have time on their hands. German insurers therefore treat vacancy as an increase in risk under sections 23 and following of the VVG.

Once you are aware of the increase, you must report it without delay. The insurer may then charge a surcharge, exclude the higher risk or cancel. If the premium rises by more than ten percent, or the risk is excluded, you may cancel yourself within one month.

What German policy wordings ask of you

Most German buildings policies include safety rules for buildings not in use: shut off, drain and keep drained all water-carrying installations such as supply pipes, pumps, boilers and the heating system; in the cold season either heat the building and check it, or drain everything; and inspect the building often enough. For a house left empty for good, the ordinary winter rule alone is usually not sufficient.

How often you must check is set in your policy. Keep a short dated log of each visit. If you live abroad or far away, ask a neighbour or hire a caretaker service.

Recent German court decisions

On 21 July 2025 the Higher Regional Court of Schleswig (16 U 64/24) upheld a 60 percent reduction. The policy stated that the building must not be unoccupied for more than six months in a row, and the vacancy had not been reported.

On 10 July 2025 the Higher Regional Court of Celle (11 U 179/24) held that a house nobody had lived in for over a year counted as unused, even though furniture was still inside. What matters is living there, not storing things.

Inherited a house in Germany?

The buildings insurance passes to the heirs automatically, so there is no need to take out a new policy. Inform the insurer in writing of the death, the new owners and the vacancy, and ask for written confirmation of the remaining cover. Heirs usually have six weeks to accept or disclaim the estate, and premiums and property tax keep running meanwhile.

Owner's liability is a separate matter. For a house nobody lives in, German insurers offer homeowner's and landowner's liability cover, for example if someone slips on an icy pavement in front of the house.

What is covered

  • Fire, lightning and explosion at the empty building, once the vacancy is reported and agreed
  • Escape of water and frost, as long as the safety rules are followed
  • Storm and hail, often unchanged during vacancy
  • Other natural hazards, if the policy includes them
  • Burglary damage to the building and vandalism, depending on the agreement
  • Clearance and demolition costs after an insured loss
  • Liability as owner, if homeowner's and landowner's liability cover is in place

What is not covered

  • Losses during a vacancy you did not report, with reductions up to no payout at all
  • Frost and water damage where pipes were not shut off and drained as required
  • Contents and valuables left in the empty house
  • Dilapidated or uninhabitable buildings, which many insurers refuse
  • Damage that builds up slowly, such as mould or dry rot
  • Loss of rent caused by the vacancy itself

Who needs it

  • Heirs of a German property left empty until it is sold or occupied
  • Owners whose parents have moved into a care home
  • Sellers whose house stands empty until completion
  • Owners renovating before moving in
  • Landlords with a long gap between tenants

Who does not need it

  • Anyone away for just a few weeks: the policy's normal absence rule usually applies
  • Owners of a second home or holiday house in regular use: that is a different type of cover, not vacancy

Wheel of misfortune

Spin the wheel of bad luck

Six things that really happen. The wheel picks yours and shows who pays.

See all six cases
  1. Burst pipe in winter, unnoticed, often five figures, more with drying. Budget policy: pays in part, Strong policy: pays. If the vacancy was reported and water and heating were secured as required, agreed cover pays. Without that, the payout can be cut to nothing.
  2. Arson in the empty house, up to a total loss. Budget policy: pays, Strong policy: pays. Fire stays covered under almost every vacancy rule, provided the vacancy was reported. Clear out combustible rubbish anyway.
  3. Copper pipes ripped out, four to five figures. Budget policy: does not pay, Strong policy: pays. Theft of fixed building parts and the damage done removing them is often excluded while vacant. Strong agreements include it.
  4. Storm strips the roof, four to five figures. Budget policy: pays, Strong policy: pays. Storm and hail usually continue during vacancy. Spot the damage quickly so rain does not follow.
  5. Passer-by slips on icy pavement, five figures, more with lasting injury. Budget policy: does not pay, Strong policy: pays. This is liability, not building damage. It needs homeowner's and landowner's liability cover, included in the strongest package.
  6. Mould after years without airing, four to five figures. Budget policy: does not pay, Strong policy: does not pay. Slow damage caused by lack of upkeep is not paid by any buildings policy. Regular checks and airing are the only protection.

What it costs

Stand-alone vacancy policies are rare in Germany. Usually the existing buildings policy continues after you report the vacancy, often with a surcharge or with fewer perils. Insurers do not publish fixed prices for this; the premium is set case by case.

What drives the premium

  • Length of and reason for the vacancy
  • Condition of roof, pipes and heating
  • Whether the house is heated and checked regularly
  • Location, visibility and how doors and windows are secured
  • Which perils should stay covered while vacant
  • Deductible and previous claims

No sample premiums, because vacancy surcharges vary from house to house and insurer to insurer. Your premium is fixed in the quote.

The policy levels on the market

01

Basic vacancy cover

After notice, only fire, storm and hail remain. Water, burglary damage and vandalism are suspended. Acceptable for short periods with the water shut off.

02

Vacancy agreed

All perils of the buildings policy stay in force, for a surcharge and with clear duties on heating, water and inspections. Suits most inheritances and sales.

03

Vacancy with liability and works

Adds owner's liability, vandalism, theft of fixed parts and cover during renovation. For longer periods and larger properties.

How to recognise a good policy

CriterionMinimum standardStrong policyWhy it matters
When vacancy starts 60 days in a row six months or more, clearly defined The later the threshold, the more time heirs have to decide.
Maximum period cover ends after a fixed time extension on request Estates and sales often take longer than planned.
Perils while vacant fire, storm, hail only all agreed perils including escape of water An unnoticed water leak is the costliest loss in an empty house.
Inspection duty vague, often enough fixed interval stated in the policy A clear rule is easy to follow and to prove.
Heating and water draining required choice of heating with checks or draining During renovation, a fully drained house is often impractical.
Gross negligence reduction by fault waiver, at least up to a limit A missed inspection happens easily.
Vandalism and theft of fixtures excluded while vacant included Empty houses attract metal thieves and vandals.

Insurers on the German market

Most German buildings insurers handle vacancy within the existing policy, usually after notice and a questionnaire. How generous they are varies widely. This is a market overview, not a ranking.

InsurerBackground
Allianznationwide, agents and brokers
Württembergischepart of the W&W group, agents and brokers
VHVproperty insurer from Hanover, strong with brokers
Grundeigentümer-Versicherungmutual from Hamburg focused on buildings
Rhionpart of the RheinLand group, sold through brokers
Interlloydproperty insurer from Düsseldorf, sold through brokers
Alte Leipzigermainly through brokers

Compare the wordings of all tariffs Vacant property cover 49 tariffs from 37 providers, as of 24 October 2026

From the BaFin register

155

155 insurers supervised by BaFin, the German regulator, are licensed for this class of insurance.

(Feuer, Hagel-, Frost- und sonstige Sachschäden)

Show all 155 names from the register
  • ACM Versicherung AG
  • ADAC Autoversicherung AG
  • ADAC Versicherung AG
  • ADAC Zuhause Versicherung AG
  • ADLER Versicherung AG
  • Allianz Direct Versicherungs-AG
  • Allianz Global Corporate & Specialty SE
  • Allianz Versicherungs-Aktiengesellschaft
  • Alte Leipziger Versicherung Aktiengesellschaft
  • Ambra Versicherung AG
  • AMMERLÄNDER VERSICHERUNG Versicherungsverein a.G. (VVaG)
  • andsafe Aktiengesellschaft
  • ARAG Allgemeine Versicherungs-Aktiengesellschaft
  • Astra Versicherung AG
  • AXA Versicherung Aktiengesellschaft
  • BA die Bayerische Allgemeine Versicherung AG
  • Badischer Gemeinde-Versicherungs-Verband
  • Baloise Sachversicherung Aktiengesellschaft Deutschland
  • Barmenia Allgemeine Versicherungs-Aktiengesellschaft
  • BavariaDirekt Versicherung AG
  • Bayerische Hausbesitzer-Versicherungs-Gesellschaft a.G.
  • Bayerische Landesbrandversicherung Aktiengesellschaft
  • Bayerischer Versicherungsverband Versicherungsaktiengesellschaft
  • BD24 Berlin Direkt Versicherung AG
  • Bergische Brandversicherung Allgemeine Feuerversicherung V.a.G.
  • BGV-Versicherung Aktiengesellschaft
  • CG Car-Garantie Versicherungs-Aktiengesellschaft
  • Concordia Versicherungs-Gesellschaft auf Gegenseitigkeit
  • CONSTANTIA Versicherungen a.G.
  • Continentale Sachversicherung Aktiengesellschaft
  • Cosmos Versicherung Aktiengesellschaft
  • DA Deutsche Allgemeine Versicherung Aktiengesellschaft
  • DARAG Deutschland AG
  • Debeka Allgemeine Versicherung Aktiengesellschaft Sitz Koblenz am Rhein
  • Delvag Versicherungs-AG
  • DEVK Allgemeine Versicherungs-Aktiengesellschaft
  • DEVK Deutsche Eisenbahn Versicherung Sach- und HUK-Versicherungsverein a.G. Betriebliche…
  • DFV Deutsche Familienversicherung AG
  • Dialog Versicherung Aktiengesellschaft
  • Die Haftpflichtkasse VVaG
  • DOCURA VVaG
  • Dolleruper Freie Brandgilde
  • Domestic & General Insurance Europe AG
  • ERGO Direkt Versicherung Aktiengesellschaft
  • ERGO Reiseversicherung AG
  • ERGO Versicherung Aktiengesellschaft
  • EUROPA Versicherung Aktiengesellschaft
  • EXTREMUS Versicherungs-Aktiengesellschaft
  • Fahrlehrerversicherung Verein auf Gegenseitigkeit
  • Feuer- und Einbruchschadenkasse der BBBank in Karlsruhe, Versicherungsverein auf…
  • Feuersozietät Berlin Brandenburg Versicherung Aktiengesellschaft
  • GARANTA Versicherungs-Aktiengesellschaft
  • Gartenbau-Versicherung VVaG
  • Gebäudeversicherungsgilde für Föhr,Amrum und Halligen
  • Generali Deutschland Versicherung AG
  • GGG Kraftfahrzeug-Reparaturkosten-Versicherungs-Aktiengesellschaft
  • Gothaer Allgemeine Versicherung Aktiengesellschaft
  • Gothaer Versicherungsbank VVaG
  • Great Lakes Insurance SE
  • GRUNDEIGENTÜMER-VERSICHERUNG Versicherungsverein auf Gegenseitigkeit
  • GVO Gegenseitigkeit Versicherung Oldenburg VVaG
  • GVV Direktversicherung AG
  • GVV-Kommunalversicherung, Versicherungsverein auf Gegenseitigkeit
  • Hagelgilde Versicherungsverein a.G., gegründet 1811
  • Hamburger Beamten-Feuer-und Einbruchskasse
  • Hamburger Feuerkasse Versicherungs-Aktiengesellschaft
  • Hamburger Lehrer-Feuerkasse
  • HanseMerkur Allgemeine Versicherung AG
  • HanseMerkur Reiseversicherung AG
  • Harsewinkeler Versicherung VaG
  • HDI Global SE
  • HDI Global Specialty SE
  • HDI Haftpflichtverband der Deutschen Industrie Versicherungsverein auf Gegenseitigkeit
  • HDI Versicherung AG
  • Helvetia Schweizerische Versicherungsgesellschaft AG Direktion für Deutschland
  • Helvetia Versicherungs-Aktiengesellschaft
  • HUK-COBURG Haftpflicht-Unterstützungs-Kasse kraftfahrender Beamter Deutschlands a.G. in Coburg
  • HUK-COBURG-Allgemeine Versicherung AG
  • HUK24 AG
  • Häger Versicherungsverein auf Gegenseitigkeit
  • Hübener Versicherungs-Aktiengesellschaft
  • IDEAL Versicherung AG
  • INTER Allgemeine Versicherung AG
  • Interlloyd Versicherungs-Aktiengesellschaft
  • InterRisk Versicherungs-AG Vienna Insurance Group.
  • ISSELHORSTER Versicherung V.a.G.
  • Itzehoer Versicherung/Brandgilde von 1691 Versicherungsverein auf Gegenseitigkeit
  • Janitos Versicherung Aktiengesellschaft
  • KRAVAG-ALLGEMEINE Versicherungs-Aktiengesellschaft
  • KRAVAG-LOGISTIC Versicherungs-Aktiengesellschaft
  • Landschaftliche Brandkasse Hannover
  • LBN Versicherungsverein a.G. (VVaG)
  • Lehrer-Feuerversicherungsverein a.G. für Schleswig-Holstein, Hamburg und Mecklenburg-Vorpommern
  • Lifestyle Protection AG
  • Lippische Landesbrandversicherung AG
  • Lucura Versicherungs AG
  • LVM Landwirtschaftlicher Versicherungsverein Münster a.G.
  • Mannheimer Versicherung Aktiengesellschaft
  • Markel Insurance SE
  • Mecklenburgische Versicherungs-Gesellschaft auf Gegenseitigkeit
  • Mercedes-Benz Versicherung AG
  • MVK Versicherung VVaG
  • MÜNCHENER VEREIN Allgemeine Versicherungs-AG
  • NEH Neue Hildener Versicherung AG
  • Neodigital Versicherung AG
  • Neuendorfer Brand-Bau-Gilde
  • Newline Europe Versicherung AG
  • nexible Versicherung AG
  • Nordhemmer Versicherungsverein auf Gegenseitigkeit
  • NV-Versicherungen VVaG
  • NÜRNBERGER Allgemeine Versicherungs-Aktiengesellschaft
  • NÜRNBERGER BEAMTEN ALLGEMEINE VERSICHERUNG AKTIENGESELLSCHAFT
  • OKV - Ostdeutsche Kommunalversicherung auf Gegenseitigkeit
  • Ostangler Brandgilde, Versicherungsverein auf Gegenseitigkeit (VVaG)
  • OSTBEVERNER Versicherungsverein auf Gegenseitigkeit (VVaG)
  • Pallas Versicherung Aktiengesellschaft
  • ProTect Versicherung AG
  • Provinzial Nord Brandkasse Aktiengesellschaft
  • Provinzial Versicherung Aktiengesellschaft
  • PVAG Polizeiversicherungs-Aktiengesellschaft
  • R+V Allgemeine Versicherung Aktiengesellschaft
  • Real Garant Versicherung Aktiengesellschaft
  • RheinLand Versicherungs Aktiengesellschaft
  • Rhion Versicherung Aktiengesellschaft
  • S DirektVersicherung Aktiengesellschaft
  • SAARLAND Feuerversicherung Aktiengesellschaft
  • Schleswiger Versicherungsverein auf Gegenseitigkeit
  • SCHNEVERDINGER Versicherungsverein a.G.
  • SHB Allgemeine Versicherung VVaG
  • SIGNAL IDUNA Allgemeine Versicherung Aktiengesellschaft
  • SIGNAL IDUNA Unfallversicherung a. G.
  • Sparkassen-Versicherung Sachsen Allgemeine Versicherung Aktiengesellschaft
  • Stuttgarter Versicherung Aktiengesellschaft
  • SV SparkassenVersicherung Gebäudeversicherung Aktiengesellschaft
  • TRIAS Versicherung Aktiengesellschaft
  • Uelzener Allgemeine Versicherungs-Gesellschaft a.G.
  • Union Reiseversicherung Aktiengesellschaft
  • uniVersa Allgemeine Versicherung AG
  • Vereinigte Hagelversicherung VVaG
  • Vereinigte Tierversicherung, Gesellschaft auf Gegenseitigkeit
  • Versicherer im Raum der Kirchen Sachversicherung AG
  • Versicherungsverband Deutscher Eisenbahnen-Versicherungsverein auf Gegenseitigkeit
  • VHV Allgemeine Versicherung AG
  • Volkswagen Versicherung Aktiengesellschaft
  • VOLKSWOHL-BUND SACHVERSICHERUNG AKTIENGESELLSCHAFT
  • VPV Allgemeine Versicherungs-AG
  • Waldenburger Versicherung Aktiengesellschaft
  • WERTGARANTIE SE
  • WGV-Versicherung AG
  • WWK Allgemeine Versicherung Aktiengesellschaft
  • Württembergische Gemeinde-Versicherung auf Gegenseitigkeit
  • Württembergische Versicherung Aktiengesellschaft
  • Würzburger Versicherungs-AG
  • Zurich Insurance Europe AG
  • Öffentliche Feuerversicherung Sachsen-Anhalt

Source: BaFin company database, 18 September 2026; EU insurers without a German office excluded.

Legal basis and sources

Products and add-ons

Vacancy within the buildings policy

The existing policy continues after notice, with a surcharge, duties and sometimes fewer perils. The usual route after an inheritance or move.

Separate cover for vacant buildings

For houses the current insurer no longer wants to carry. Usually underwritten by questionnaire.

Homeowner's and landowner's liability

Covers your liability as owner of a house you do not live in, such as ice on the pavement or falling roof tiles.

Myth or truth

True or false?

Five things people say about this insurance. Guess first, then see the answer.

As long as I pay the premium, the empty house stays insured as before.

This is false.

False: vacancy is an increase in risk that you must report. The insurer then decides on a surcharge, restrictions or cancellation.

When vacancy begins is set by my policy, not by German law.

This is true.

True: each insurer sets its own threshold, often 60 to 90 days, sometimes six or twelve months.

If the furniture is still there, the house counts as in use.

This is false.

Not reliably: in 2025 a German appeal court treated a furnished house nobody had lived in for over a year as unused.

On inheritance, the buildings policy simply passes to me.

This is true.

True: the policy passes to the heirs and no new contract is needed. You still have to report the death and the vacancy.

Forget to report the vacancy and you get nothing at all.

This is false.

Not necessarily: the payout is reduced according to fault. Intent can mean nothing, gross negligence a proportional cut, as in the 60 percent reduction upheld in Schleswig in 2025.

Common mistakes

  • Not reporting the vacancy because the house will be sold soon
  • Leaving the water on and the pipes full
  • Assuming furniture in the house means it is still in use
  • Inspecting but keeping no record
  • Forgetting liability for the pavement and the garden
  • Starting renovation without telling the insurer

Frequently asked questions

Questions and answers

Frequently asked

Do I really have to report the vacancy?

Yes.

Vacancy is an increase in risk,

and once you are aware of it you must notify the insurer without delay.

Staying silent can cost you much of the claim;

in 2025 a German appeal court upheld a 60 percent reduction.

What happens if I forget to report it?

It depends on fault.

With slight negligence the insurer usually still pays in full,

with gross negligence it may reduce the payout in proportion to fault,

and with intent it may pay nothing.

Can the insurer cancel because of vacancy?

Yes, after an increase in risk it may cancel or ask for a surcharge.

You may cancel within one month if the premium rises by more than ten percent or the higher risk

is excluded.

I inherited a house in Germany. Do I need a new policy?

No, the existing buildings policy passes to the heirs.

Report the death and the vacancy in writing and ask for confirmation of what remains covered.

Unlike a purchase, inheritance does not give you a special right to cancel.

Do I have to heat the house in winter?

Most wordings require one of two things in the cold season: heat the house and check it regularly,

or shut off and drain all water-carrying installations.

For houses left empty for good, many policies require shutting off and draining all year round.

Does a furnished house still count as occupied?

Not necessarily.

In 2025 the Higher Regional Court of Celle held that a house nobody had lived in for over a year

was unused, even with furniture inside.

Who is liable if someone falls outside the empty house?

The owner, who remains responsible for clearing snow and ice, trees and the roof.

Homeowner's and landowner's liability cover is designed for a house you do not live in.

Why use a broker?

Because insurers' vacancy rules differ widely: threshold, maximum period, perils and duties.

We clarify with the insurer what applies to your house and look for an alternative if the current

policy does not fit.

The insurer pays our fee.

NAMMERT insurance broker

Request quotes for Vacant property cover

We obtain quotes and come back with a comparison, free of charge.

You can write in English.

1Who is it for?
2Which insurance?

Choose as many as you like. For each one, the details an insurer needs for a quote appear below.

Personal

Business

3Details

Vacant property insurance

For example planned duration, liability, renovation works, previous claims

4Your current policy
5How can we reach you?

Free of charge and without obligation. A person will get back to you.

Often goes with it

Boat or yacht? NAMMERT has its own cover concepts for boats, arranged by the same broker.

Boat insurance

Updated