5 Essential Tips for Managing a Vacant Property Without Headaches

NOTE: The information provided in this article is for general informational purposes only and does not constitute legal or insurance advice. While DAWGS specializes in securing and maintaining vacant properties in compliance with local regulations and insurance requirements, we do not offer legal counsel or interpret insurance policies. Property owners and managers should consult with qualified legal, insurance, or regulatory professionals to ensure full compliance with applicable laws and coverage terms.

Vacant properties represent significant financial risk and potential liability for owners. Without proper management, these properties can quickly deteriorate, become targets for vandalism and theft, violate local codes, and lose substantial market value. According to the FBI’s Internet Crime Complaint Center, losses from real estate and rental scams exceeded $396 million in 2022, with vacant properties being particularly vulnerable targets (1). The good news? With strategic planning and consistent oversight, you can protect your investment and avoid the major headaches that often accompany property vacancy. This comprehensive guide outlines five crucial strategies that every property owner must implement immediately to safeguard their vacant assets.

1. Implement a Rigorous Inspection Schedule

Regular property inspections stand as your first line of defense against the rapid deterioration that threatens vacant properties. These inspections aren’t optional–they’re essential for early problem detection and maintaining your property’s value.

Frequent inspections allow you to identify potential issues before they escalate into costly disasters. Small problems like minor leaks, loose shingles, or pest infestations can quickly become catastrophic when left unattended in vacant buildings. Establishing a consistent inspection routine enables you to catch these problems while they’re still manageable and affordable to fix.

Your inspection checklist should be comprehensive, covering both interior and exterior elements. For exterior inspections, thoroughly examine windows and doors for needed repairs, replace torn or damaged screens, and maintain wall lamps and awnings. Inside the property, verify that structural elements remain sound, with particular attention to walls, ceilings, and floors. Ensure all structural members are free of deterioration and capable of safely bearing imposed loads.

Quick advice: Develop a standardized checklist that guides each inspection, ensuring nothing is overlooked. Document every visit with dated photographs, creating a verifiable record of the property’s condition over time. This documentation proves invaluable for insurance purposes, potential disputes, and tracking the property’s status consistently.

2. Secure Every Access Point and Implement Advanced Security Measures

Vacant properties attract unwanted attention from vandals, thieves, squatters, and increasingly sophisticated scammers. Your security strategy must be multifaceted and robust to counter these diverse threats.

Start by reinforcing all potential entry points. Install steel board-up panels for vulnerable access points – especially if the property will remain vacant for extended periods. Remember that a property’s appearance of vulnerability often determines whether it becomes a target.

Modern security technology offers unprecedented protection options. Invest in cutting-edge security systems featuring motion sensors, remote monitoring capabilities, and immediate alert notifications. These systems not only deter intrusion attempts but also provide documented evidence if a breach occurs.

Property owners, pay special attention to this trend! Be on the lookout for title pirates and property scammers targeting vacant land and properties without mortgages or liens. These sophisticated criminals comb through public records, identify vulnerable properties, and execute fraudulent sales-often requesting below-market prices and insisting on remote closings (1). Be vigilant for these warning signs:

• “Sellers” refusing in-person meetings and communicating exclusively electronically
• Requests to use a specific remote notary (often an accomplice)
• Cash-only sale preferences
• Urgency to close quickly with minimal documentation

Creating the appearance of occupancy represents another powerful deterrent. Install timer-based lighting systems, arrange for regular lawn maintenance, and consider temporary occupancy solutions like property guardianship services that provide human presence while the property remains on the market.

DAWGS’ Steel Door and Window Guard Solutions Send a Clear Message: This Vacant Property is Being Watched and Protected

DAWGS delivers industry-leading vacant property security solutions tailored for your asset’s unique challenges. Our steel door and window systems are engineered to withstand forced entry and vandalism—far outperforming flimsy plywood board-ups. With DAWGS, you gain:

• Deterrence: Our security solutions send a clear message—this property is protected and actively managed.
• Compliance: DAWGS systems meet vacant property security requirements, helping you avoid costly fines and monitoring fees.
• Rapid deployment: Our team can secure your property quickly, minimizing the window of opportunity for squatters, trespassers, and vandals.
• Peace of mind: With DAWGS, you reduce risk, protect your investment, and free yourself from the stress of potential legal battles.

3. Establish a Comprehensive Maintenance Plan

Without regular care and maintenance, vacant properties deteriorate significantly faster than occupied ones. Implementing a structured maintenance plan prevents costly damage and preserves your property’s marketability.

Your maintenance strategy should address both routine upkeep and seasonal requirements. Regular lawn care, gutter cleaning, and exterior washing maintain curb appeal while preventing structural issues. Seasonal maintenance–like winterizing pipes in cold climates or hurricane preparations in coastal areas–protects against predictable environmental threats.

Water damage represents one of the most common and devastating risks to vacant properties. To prevent this threat during winter months, follow these critical steps:

1. Shut off the water at the street level
2. Turn off the electricity or gas to the water heater and drain it completely
3. Open the lowest faucets on the property
4. Systematically drain all toilets, tanks, and pipes throughout the house
5. Pay special attention to bathrooms and kitchens as primary freezing targets
6. Consider blowing out lines with compressed air for complete drainage (2)

Professional property management services often prove cost-effective for owners unable to provide consistent oversight. These professionals conduct regular maintenance, respond to emergencies, and implement preventative measures that often save significantly more than their service costs.

4. Make Strategic Decisions About Utilities Management

Utility management requires careful consideration based on several factors, including anticipated vacancy duration, cost considerations, potential hazards, and property protection needs.

For brief vacancies, particularly during property showings or between tenants, maintaining utilities creates a more appealing environment for potential buyers or renters. However, for extended vacancies, utility isolation often represents the most prudent approach.

When deciding whether to disconnect utilities, consider these critical factors:

• The anticipated length of the vacancy
• Costs associated with maintaining unused utility connections
• Hazards from stagnant water and unused gas lines
• Potential property damage from a lack of climate control
• Increased attraction for squatters when utilities remain active

If you determine that utility disconnection is appropriate, follow proper protocols. For water systems specifically:

1. Arrange for professional utility isolation
2. Ensure complete system drainage
3. Consider adding antifreeze to traps and toilets in cold climates
4. Install monitoring systems that alert you to temperature drops or moisture detection (2)

Maintaining minimal climate control may be necessary even in vacant properties. Setting the heating at minimal levels (around 55°F/13°C) during winter months can prevent pipe freezing and structural damage from extreme temperature fluctuations, potentially saving thousands in repair costs.

5. Navigate Local Ordinances

Vacant property regulations vary significantly by municipality, with increasingly stringent requirements being implemented nationwide. Failure to comply with these ordinances can result in substantial fines, liens against your property, or even forced remediation measures.

Many cities now require formal registration of vacant properties, often with associated fees that increase the longer a property remains vacant. These registries allow municipalities to track vacant buildings and ensure owners maintain them properly.

Local ordinances typically establish minimum maintenance standards addressing:

• Structural integrity requirements
• Exterior appearance mandates
• Security provisions
• Utility management protocols
• Inspection schedules

Building code compliance remains mandatory even for vacant properties. This includes maintaining sound structural members, ensuring foundation walls remain plumb and free from cracks, keeping exterior walls free of holes or rotting materials, and protecting exposed surfaces from weather damage through proper treatments.

Insurance requirements also warrant special attention, as standard policies typically exclude or severely limit coverage for vacant properties. Specialized vacant property insurance provides essential protection against the unique risks these properties face, including vandalism, theft, fire, and liability claims.

Interesting sources and FAQs:

• Portland’s Vacant Property Ordinances

• Seattle’s Vacant Property Ordinances

• Vacancy Taxes Accross the U.S

• Everything You Need to Know About Vacant Property Receivership

Protecting Your Vacant Property Investment for the Long Term

Managing vacant properties effectively requires vigilance, planning, and proactive intervention. The five strategies outlined above–rigorous inspections, robust security, comprehensive maintenance, strategic utility management, and regulatory compliance–form the foundation of responsible vacant property ownership.

Implementing these practices not only protects your immediate investment but also preserves long-term property value and marketability. The initial effort and expense of proper management pale in comparison to the potential costs of neglect, including structural damage, criminal activity, regulatory penalties, and diminished property value.

Don’t wait until problems arise to take action.  

For specialized vacant property security solutions, reach out to DAWGS immediately for a comprehensive property assessment and customized protection plan. Our team of experts stands ready to safeguard your investment with industry-leading technology and proven management strategies.

Citations:

1. Dittmann Tracey, Melissa. “Scammers Are Plotting to Sell Vacant Land Fraudulently.” National Association of REALTORS, October 2023.
2. Stephenson  BreAnn. “Protect Your Vacant Property from Water Damage This Winter.” National Real Estate Insurance Group, February 2020.