Empty property abroad: maintenance and security checklist

A flat or house abroad that is used a few weeks a year is empty most of the time. That is where problems start quietly: a slow leak, mould on the walls, a blocked drain, post piling up, a neighbour who complains, or a lock that no one has checked. The cost of regular care is small compared with the cost of repairing months of unnoticed damage. This guide is a practical routine for a non-resident owner, with legal notes that are deliberately general: the law differs by country and changes, so verify with a local lawyer.

Decide who is your person on site

The most important decision is a reliable local contact. Options, from lighter to heavier:

• A key holder: a neighbour, friend or agent who has a key and can let in a plumber, an insurer's expert or a delivery. Give them written authorisation and your phone number.
• A caretaker or housekeeper (a paid person who visits regularly, airs the rooms, runs the taps, checks for leaks, collects post, and reports with photos).
• A property manager or management company, which also handles repairs, cleaning between guests and sometimes rent collection and community matters.

Agree the visit frequency, what is checked, how reports are sent (photos with date), what they may repair without calling you and up to what amount. Put it in writing, and check their liability insurance. Never hand out a copy of the keys to someone you cannot name and find.

Utilities when you leave

• Water. Turn off the main stopcock when you leave for a long time, or at least the supply to the washing machine and dishwasher. In winter in cold regions, drain the pipes or keep the minimum heating to prevent freezing; some policies make this a condition of cover.
• Electricity. Switch off the circuits you do not need; keep the fridge and any dehumidifier on only if you want them running. Unplug small appliances. A smart meter or a monitoring plug can show unusual consumption.
• Gas. Close the supply to appliances at the tap. Check the rules for periodic gas safety inspections in your country; we did not verify them for this article.
• Internet and phone. Keep the minimum plan if you use cameras or sensors, since they need connectivity.

Do not cancel the utility contracts completely unless you know the reconnection cost and delay. For setting up and paying them from abroad, see utilities and community fees for foreign owners.

Damp and mould

An unheated, unventilated flat accumulates moisture, especially near the sea or in a ground-floor unit. Signs: a musty smell, dark spots in corners, peeling paint, swollen wooden furniture. Ways to reduce it:

• Ask the caretaker to open windows for airing at each visit, weather permitting.
• Leave interior doors and wardrobes slightly open so that air can circulate; do not store textiles in closed plastic bags.
• Use a dehumidifier if a safe, supervised one is available; do not leave unattended heaters running.
• Fix leaks and cold bridges early. Persistent damp from outside can be a building defect that is a matter for the community or the builder.

Smart monitoring

Sensors cost little compared with a flood. Common choices are water-leak sensors under sinks and next to the boiler, a smart water valve that closes the supply, temperature and humidity sensors, door and window sensors, and a camera. Cameras and recordings raise privacy rules. Placing them inside your own home usually is acceptable but do not film common areas or neighbours, and check local data protection rules and the community's rules. Alerts are only useful if someone can act: link them to your phone and to your key holder.

Community fees and arrears

An empty home still has community or building fees. Arrears build up quietly, and a debt can lead to a claim, loss of voting rights, interest and, in some systems, a charge or enforcement against the unit. A new buyer can be asked to settle the previous owner's arrears in certain countries; a seller who owes fees can have trouble selling. Pay by direct debit and ask the administrator to send the accounts. See the dedicated article on utilities and community fees, and for the tax side annual property tax and bills.

Squatting risk and local law

Squatting of empty second homes is a concern in some markets, and Spain (okupación) is the best-known example. The following is a general, hedged note, not legal advice.

• In Spain, the legal treatment depends on whether the property is classed as someone's home (morada) or not. A reform of 2025 (Organic Law 1/2025, in force from 3 April 2025, according to one source we saw) is said to speed up proceedings. Reports also described parts of the anti-squatting reform as lapsing, and we could not resolve this. Treat statements such as "squatters get rights after 48 hours" as myths: we found no rule that gives occupants a right to stay after any such period. Acting fast, usually by reporting to the police at once and documenting your ownership, is what helps.
• In other countries, the rules differ: some give police quick powers if the entry is recent, some require a court process that can take months.
• Practical protection works in every country: a visible local presence, regular visits, working locks and shutters, a neighbour who calls you, a mailbox that is emptied, and keeping your ownership documents (title deed, tax bill, utility bills) in a place you can send by phone.

If you find an occupation, do not enter by force or change the locks without taking advice; contact the police and a local lawyer first.

Annual inspection checklist

• Roof, terrace and balcony: cracks, standing water, loose tiles.
• Windows, shutters and locks: operation, seals, security.
• Water: stopcock, flexible hoses, boiler or water heater, taps, signs of previous leaks.
• Electrical board: tripped circuits, burnt smell, labelling; check whether there is a required periodic inspection in your country.
• Damp and mould in walls, wardrobes, behind furniture.
• Pests: insects, rodents, signs of nesting in the roof or ducts.
• Fire and safety: smoke detectors batteries, extinguisher date, gas appliances.
• Insurance: sum insured, renewal date and conditions for an empty home (see home insurance for a property abroad).
• Paperwork: community accounts and minutes, tax receipts, utility contracts.

FAQ

How often should someone visit? There is no legal rule; many owners aim for a visit every two to four weeks, more often in winter or storm season. A policy may require a minimum frequency for an unoccupied home.

Can I leave the heating off? In cold climates, freezing pipes are a major risk. Keep a minimum temperature or drain the pipes, according to the insurer's conditions.

Can a neighbour act as key holder? Yes, but give written authorisation and make sure they know whom to call. Do not rely on one person only.

Is a camera allowed? Inside your own home usually yes; cameras that film common areas or neighbours may breach privacy and community rules.

What if I want to rent it out instead? Then the property is used, which also lowers vacancy risks, but it brings licences, tax and insurance duties. See short-term vs long-term rental.

How we help

D.H. Realting is a trilingual platform (English, Russian, Polish) that finds properties abroad and coordinates independent local lawyers and tax advisers; we can also point you to local property managers. This text is informational and is not legal, tax or investment advice; local rules change, so verify current law and insurance conditions with a local lawyer or adviser.