Empty homes are expensive to keep. There’s council tax, insurance, utilities and upkeep, and the house can deteriorate without anyone noticing. If you own an empty home you no longer need, selling sooner rather than later usually limits the costs, particularly in England, Wales and Scotland, where councils can charge extra council tax on homes that stay empty for more than a year.
This guide explains the council tax rules, insurance and security, and your options for selling.
How much council tax do you pay on an empty home?
The rules vary by nation, and each council decides whether to use its powers.
England
GOV.UK explains that you’ll usually have to pay council tax on an empty home, though your council may give a discount. On top of that, councils can charge a long-term empty homes premium on homes that have been unoccupied and substantially unfurnished for at least 1 year. Since 1 April 2024, the maximum premiums have been:
| How long the home has been empty | Maximum premium | Maximum total bill |
|---|---|---|
| 1 to 5 years | up to 100% | up to 2 times the normal charge |
| 5 to 10 years | up to 200% | up to 3 times the normal charge |
| Over 10 years | up to 300% | up to 4 times the normal charge |
From 1 April 2025, councils have also been able to charge a second homes premium of up to 100% on furnished homes that nobody lives in as their main home.
There are exceptions. Government guidance says the premium doesn’t apply for up to 12 months while a home is actively marketed for sale or let, or for 12 months from the grant of probate or letters of administration. Homes left empty because the owner has moved into a care home or hospital are exempt from council tax altogether.
Wales
Welsh councils can charge premiums of up to 300% on long-term empty homes and second homes, from 1 April 2023. A home counts as long-term empty once it has been unoccupied and substantially unfurnished for at least 1 year. There’s an exception for up to 1 year where the home is being marketed for sale, or an offer has been accepted but the sale hasn’t completed.
Scotland
mygov.scot explains that most empty, unfurnished homes are exempt for 6 months after someone last lived there. Once a home has been unoccupied for more than 12 months, the council can treat it as long-term empty and either charge a premium or give a discount of up to 50%. Until 1 April 2026, premiums were limited to double the usual council tax; that limit no longer applies. If the property is being actively marketed and has been empty for under 2 years, the premium may not apply, with evidence.
Northern Ireland
Northern Ireland has domestic rates rather than council tax. nidirect explains that rates are the same for empty and occupied homes, and the owner is responsible for paying them. You can apply for exclusions in some cases, for example where the property is the responsibility of a personal representative of someone who has died, or all the owners are in permanent care.
What about insurance?
Tell your insurer as soon as a home becomes empty. Home insurance policies often have conditions for unoccupied properties, such as regular inspections or restrictions on cover for certain types of damage, and cover may be reduced after a set period. If your policy won’t cover the house, ask about specialist unoccupied property insurance. Keep a record of your visits in case you need to make a claim.
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Tell us about the property in 2 minutes. Vetted buyers, individuals and institutions, reply with offers.
Cash buyers usually offer less than full market value in return for speed and certainty. You are free to turn down any offer.
How do you keep an empty house secure and in good condition?
A few simple habits make a real difference:
- Visit regularly. Check for leaks, damp, pests and signs of entry.
- Deal with the post. Redirect it, or ask a neighbour to clear it, so the house doesn’t look abandoned.
- Think about the water and heating. In cold weather, a burst pipe in an empty house can go unnoticed for weeks. Ask a plumber about draining down the system or keeping the heating on low.
- Keep it looking lived in. Timer lights, a tidy garden and closed curtains help.
- Tell a neighbour and leave a contact number.
Does an empty house lose value?
It can, if its condition slips. Damp, leaks and neglected gardens put buyers off and give them reasons to offer less. GOV.UK’s guide to selling a home also notes that buyers can find it hard to picture themselves in empty rooms, so if you sell on the open market, a little furniture can help photos and viewings.
If the house already needs significant work, our guide to selling a home that needs renovation explains the options.
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What are your options?
Sell on the open market. An estate agent is likely to get a higher price if the house is in reasonable condition and you can wait. In England and Wales, you’ll usually need an Energy Performance Certificate; in Scotland, most homes marketed for sale need a Home Report.
Sell at auction. RICS explains that at a traditional auction, the fall of the hammer creates a binding contract, and completion under the RICS common auction conditions is 20 working days later. Auctions can suit houses needing work.
Sell to a cash buyer. Fastest and most certain, but at a lower price.
Let it. You’ll need your lender’s permission if there’s a mortgage, and you’ll take on a landlord’s legal responsibilities, including safety checks, an Energy Performance Certificate and deposit protection.
Tax. If the house was once your home, GOV.UK explains that you always get Private Residence Relief for the last 9 months you owned it. If it was never your main home, Capital Gains Tax may be due on any gain; see our guide to Capital Gains Tax on property.
When does a quick sale make sense for an empty home?
A quick sale can make sense when the monthly costs are mounting, when you live a long way away, when the house needs more work than you want to take on, or when a premium is about to kick in.
The trade-off is price: a quick sale to a cash buyer usually means accepting less than full market value in return for speed and certainty. Set that against what the house costs you each month it stays empty. Our guide to how much cash buyers pay can help with the sums, and if you inherited the house, see our probate guide too.
If you’d like to move it on, you can tell us about your property and, with your consent, we’ll pass it to vetted cash buyers on our panel. We don’t buy or value homes ourselves, and you’re under no obligation to accept any offer. Completion can be possible in as little as 7 days in some cases, although searches, the buyer’s checks, your solicitor and any mortgage to repay can make it take longer.
Common questions
Do I pay council tax on an empty house?
Usually, yes. In England, you'll normally pay council tax on an empty home, and after it has been empty and substantially unfurnished for a year, your council can charge a premium on top. There are exemptions and exceptions, for example after someone has died or if the owner has moved into care, so check with your council.
Is there a council tax exception if I'm trying to sell the house?
In England, there's an exception to the long-term empty homes premium for up to 12 months while a property is actively marketed for sale or let. It's an exception to the premium only, so the normal council tax charge still applies unless another exemption or discount does. Wales has a similar exception.
Does my home insurance cover an empty house?
Not always. Home insurance policies often have conditions or restrictions once a property has been unoccupied for a set period. Tell your insurer the house is empty, check what cover remains, and ask about specialist unoccupied property insurance if you need it.
Can I sell an empty house that needs a lot of work?
Yes. Houses in poor condition can be harder to sell to buyers who need a mortgage, but cash buyers and auction buyers often consider them. Expect the price to reflect the work needed. Our guide to selling a home that needs renovation explains more.
Related guides
- Selling an inherited or probate property quickly Grants of probate, confirmation, council tax, tax and executor duties.
- Selling a house that needs renovation Major work, fire, flood and damp damage, lenders, auctions and over-investing.
- How much do cash house buyers pay? Why offers are below market value, and how to judge one.
- Capital gains tax on selling a house Private Residence Relief, current rates, allowances and the 60-day deadline.