Picture this: You've accepted a job in another state, listed your Florida home for sale, and moved out. Three weeks later, a pipe bursts. You file a claim, confident your homeowners insurance will cover the damage. Then comes the denial letter. Why? Your home was vacant for more than 30 days, and your standard policy doesn't cover that.
This scenario plays out more often than you'd think. Whether you're renovating, selling, between tenants on a rental property, or spending extended time away as a snowbird, vacant home insurance protects your property when regular homeowners policies won't. In Florida—where hurricanes, water damage, and theft are real concerns—having the right coverage for an empty home isn't just smart. It's essential.
What Makes a Home 'Vacant' in Florida?
Here's where things get tricky. In the insurance world, 'vacant' and 'unoccupied' aren't interchangeable terms—and the difference dramatically affects your coverage.
A vacant home has no people and no furniture. Think of a house that's completely empty after you've moved everything out. An unoccupied home, on the other hand, is temporarily without people but still contains furniture and belongings. Your snowbird home in Tampa with all your furniture still inside? That's unoccupied, not vacant—at least initially.
Many Florida insurers use the '35% rule' when evaluating your property. If less than 35% of your home contains furniture and personal belongings, they'll classify it as vacant rather than merely unoccupied. That classification affects both your eligibility for standard coverage and your rates.
Most standard homeowners policies in Florida include a vacancy clause that limits or voids coverage when a home sits empty for 30-60 consecutive days. Once you cross that threshold, you're gambling with one of your largest investments.
Why Vacant Homes Need Special Coverage
Insurance companies aren't being difficult when they require specialized coverage for vacant homes. They're responding to real data: empty properties face higher risks.
Vandalism and theft become more likely when it's obvious no one's home. A leaking pipe that would be discovered immediately in an occupied home can cause months of water damage before anyone notices. In Florida's humid climate, that water damage can quickly escalate to mold problems. Hurricane damage may go unreported longer, compounding the destruction.
If you're selling your home or between tenants, you also face liability risks. What if someone gets injured on your property? Standard homeowners policies may not cover liability claims during extended vacancy periods.
And here's something most people don't realize: if you have a mortgage, your lender wants to know within 30 days if your house is sitting empty. They'll require you to get specialized coverage to protect their investment. Failing to notify them could technically put you in breach of your mortgage agreement.
What Vacant Home Insurance Actually Covers
Most vacant homes in Florida are insured using what's called a DP-1 policy—that's short for Dwelling Property 1. This type of policy is designed specifically for unoccupied or vacant properties and covers a limited set of 'named perils.'
Here's what's typically included: fire damage, wind and hail damage (crucial in Florida), vandalism and theft (usually optional, but highly recommended), and liability protection if someone gets hurt on your property. Some policies offer coverage on a replacement cost basis, though many default to actual cash value, which factors in depreciation.
Now for what's usually not covered: flood damage requires a separate flood insurance policy through the National Flood Insurance Program or a private insurer. Personal property coverage is extremely limited or excluded entirely—which makes sense since there's not much in the home anyway. And damage from neglect won't be covered, so you can't just abandon the property and expect insurance to pick up the pieces.
Vacant home insurance policies in Florida are available in flexible terms: 3, 6, or 12 months. Six-month terms are popular for snowbirds or moderate-length vacancies. Many policies allow pro-rated cancellation if your home sells, gets occupied, or your situation changes.
How Much Does Vacant Home Insurance Cost in Florida?
Let's talk numbers. Vacant home insurance typically costs 50-60% more than standard homeowners insurance. Given that the average Florida homeowners policy ran about $14,140 annually in 2024, you're looking at roughly $21,000-$22,600 per year for vacant home coverage—or about $1,750-$1,900 per month.
Yes, that's expensive. But consider the alternative: no coverage at all. If a hurricane tears off your roof or vandals trash the place, you're on the hook for tens or hundreds of thousands of dollars in repairs.
Several factors influence your specific rate. Location matters tremendously—coastal properties face higher premiums due to hurricane risk. The length of vacancy plays a role; longer vacancies mean higher risk. Property condition and security features like alarm systems can help lower costs. And the coverage limits and deductibles you choose will obviously affect your premium.
Special Considerations for Snowbirds
Florida has one of the largest seasonal populations in the country, with thousands of snowbirds escaping cold northern winters. If you're spending six months up north and six months in Florida, your insurance needs get complicated.
If your Florida home stays fully furnished while you're away, it may qualify as unoccupied rather than vacant, which could mean staying with your standard homeowners policy. However, you absolutely must notify your insurance company about your seasonal absence. Some insurers require regular home checks by a property manager or neighbor. Others may require you to maintain heat and security systems.
The safest approach? Talk to your insurance agent before you leave. Explain exactly how long you'll be gone, what condition the home will be in, and whether anyone will be checking on it. They can advise whether you need to switch to vacant home coverage or if an endorsement to your existing policy will suffice.
How to Get Vacant Home Insurance
Getting vacant home insurance isn't complicated, but timing matters. Don't wait until the last minute—start the process as soon as you know your home will be vacant.
First, contact your current homeowners insurance agent. They may offer vacant home policies or can recommend specialists. Get quotes from multiple insurers—rates vary significantly. When comparing policies, look beyond the premium. Check what perils are covered, whether vandalism and theft are included, what the deductibles are, and whether payouts are based on actual cash value or replacement cost.
Install security measures before your policy starts. Alarm systems, security cameras, and even smart home devices that make the house appear occupied can reduce your premiums and, more importantly, reduce your actual risk.
If your home is vacant during a renovation, document everything. Take photos before work begins, keep receipts for improvements, and maintain regular communication with your insurer about the project timeline. Some insurers offer better rates if you can demonstrate the renovation is actively progressing rather than stalled indefinitely.
The bottom line? Vacant home insurance isn't optional in Florida—it's a financial necessity any time your property will sit empty for more than a month. Yes, it costs more than standard coverage. But the alternative is gambling with your entire investment. One uninsured catastrophe could wipe out years of equity.
Ready to protect your vacant Florida property? Start by calling your insurance agent today. Explain your situation, get quotes, and make sure you have coverage in place before your standard policy's vacancy clause leaves you exposed. Your peace of mind—and your financial security—are worth that phone call.
