Is your vacant house still insured?
The biggest hidden risk of a vacant house is often the insurance policy. Most homeowners policies include a vacancy clause. Once the house has been unoccupied for a set period, typically 30 to 60 consecutive days, coverage can shrink for the very things that tend to go wrong in an empty home:
- Burst pipes and water damage.
- Theft, including stolen copper and appliances.
- Vandalism and broken windows.
Read your policy's vacancy language and call your agent. You may need a separate vacant-home policy or an endorsement. Do not wait until after a pipe bursts in January to find out.
How does Wilmington's vacant property registration work?
If the house is in the City of Wilmington, time vacant has a direct price tag. Under Ordinance 24-037, in effect since January 1, 2025, an owner must register a property within 30 days once it has been vacant for 6 consecutive months.
The first year is free. After that, the annual fee climbs to $500 in the second year, $2,500 in the third, $5,000 in the fourth, $10,000 in the fifth, and $12,000 per year once a property has been vacant 5 years or more. The owner on November 1 pays that year's fee. Skipping registration brings a $500 fine and then $10 a day.
Waivers exist, including a one-time waiver for substantial rehab or an active sale, and for occupancy-ready houses that are actively for sale or lease. Confirm your status with the city's vacant property registration program. Our Wilmington page covers other local rules.
What does an empty house really cost?
Most owners underestimate the monthly cost of a house nobody lives in. Add up:
| Cost | Why it keeps coming |
|---|---|
| Mortgage payment | Due whether or not anyone lives there |
| Property taxes | Late taxes draw penalties and, eventually, a tax sale |
| Insurance | Vacant-home coverage often costs more |
| Utilities | Heat to prevent frozen pipes; power for lights and sump pump |
| Lawn and snow | Tall grass and unshoveled walks draw code complaints |
| Repairs | Small leaks turn into big ones when no one sees them |
In New Castle County, unpaid code fines and abatement costs, such as when the county cuts your grass and bills you, can land on your property tax bill. See selling a house with code violations for more.
How do you protect a vacant house?
If you plan to hold the house for a while, a few steps reduce risk:
- Keep the heat on low in winter, or have the plumbing winterized by a professional.
- Put lights on timers and stop mail and flyers from piling up.
- Change the locks if you are not sure who has keys.
- Ask a neighbor to keep an eye out and call you, not just the police.
- Visit, or send someone, at least every week or two, and after big storms.
- Keep the yard mowed and walks clear so it does not look abandoned.
Write down each visit. If you ever file an insurance claim, a record of regular checks helps.
What are your options for a vacant house?
Once you know your costs, the choice is clearer. Here are the common paths:
- Rent it. Brings income and ends the vacancy, but you become a landlord, with licenses in places like Wilmington and Newark. See our page for tired landlords to know what you are signing up for.
- Repair and list. The route to full market value if you have the money and time to manage contractors.
- Fix & List with us. We pay for and manage the repairs, then you list with any licensed Delaware agent you choose (we take no commission or referral fee) and sell to a retail buyer. We are not agents. This fits a house that needs updates but has good bones. See Fix & List.
- Sell as-is. The fastest way to stop the monthly costs. Cash offers are below retail value, but you avoid the risk of what the next winter brings.
What will buyers ask about a vacant house?
Buyers look at empty houses with extra caution, because nobody has been living there to notice problems. Expect questions like these, and try to have answers ready:
- How long has it been empty, and were the utilities kept on?
- Was the plumbing winterized, and has anything leaked or frozen?
- Have there been break-ins, and was anything stolen, such as copper pipe or appliances?
- Are there open code cases or unpaid charges on the tax bill?
- If it is in Wilmington, is it registered, and are any vacant fees owed?
Clear answers build trust and cut down on renegotiation after inspection. If you do not know, say so. Guessing can cause bigger problems later than an honest "I am not sure."
What about inherited and long-empty homes?
Many vacant houses in Delaware are empty because the owner passed away or moved to care. If the owner has died, whoever sells will usually need authority from the Register of Wills first. Our Delaware probate guide covers that process. If family members cannot agree on what to do, see when heirs disagree.
If the owner moved into assisted living and had a reverse mortgage, the loan may come due once the house is no longer their principal residence, including after more than 12 consecutive months away for illness. Read selling a house with a reverse mortgage for the details.
How can Silverside Home Buyers help?
Silverside Home Buyers buys vacant houses in New Castle and Kent Counties as-is, including houses with old contents, deferred repairs, or open code cases. We can close on your timeline and handle the clean-out.
- A cash offer to stop the carrying costs.
- Fix & List if the house would sell well after updates.
- Seller financing if you own it outright and want monthly income.
Call (302) 525-0787 and we will walk through the numbers with you.
General information, not legal or tax advice.
Want to see your options?
Tell us about the house. We'll lay out every option that fits, with the numbers, and no obligation.
Get My Written Offer Call (302) 525-0787Frequently asked questions
Does homeowners insurance cover a vacant house?
Often only partly. Vacancy clauses commonly limit coverage after 30 to 60 consecutive days unoccupied.
When do I have to register a vacant house in Wilmington?
Within 30 days once it has been vacant for 6 consecutive months.
How much is Wilmington's vacant property fee?
Nothing in the first year, then $500, $2,500, $5,000, $10,000, and $12,000 per year after 5 years.
Can I get a waiver if I am selling the house?
Wilmington offers a one-time waiver for an active sale or substantial rehab, and for occupancy-ready homes actively for sale or lease.
Is it better to rent or sell a vacant house?
It depends on the house's condition, your finances, and whether you want to be a landlord.
Can I sell a vacant house with belongings still inside?
Yes. Some buyers, including us, buy as-is and handle the clean-out.
Sources
General information, not legal, tax, or financial advice. Laws, fees, and schedules change. Confirm with the office named or your attorney.
