Empty property
An empty property: options and running costs
Understand what standing empty is actually costing before deciding.
The short answer
An empty home in Scotland still costs money. Standard buildings insurance often lapses into restricted cover after around 30 days of vacancy, councils may apply an increase to council tax on long-term empty properties, and unheated buildings deteriorate. The options are broadly: sell, let, occupy, or keep it empty and carry the cost knowingly.
What this means
Insurance is the risk people miss. Most policies restrict cover once a property is unoccupied beyond a set period, which can leave an uninsured loss after an escape of water.
Councils in Scotland have discretion to charge an increase on long-term empty homes. Rates and exemptions vary by council, so check with the local authority for the property.
Deterioration compounds: damp, burst pipes and garden overgrowth all reduce value and make a later sale harder.
Your possible options
These are possibilities to consider, not recommendations. Which of them fits depends on your own circumstances.
Sell the property
Ends the running costs and the risk. Empty properties can be marketed and shown easily.
Let it out
Generates income and keeps the property occupied, at the cost of landlord obligations.
Specialist advice: Landlord registration and tenancy law apply.
Keep it, properly protected
Unoccupied-property insurance, heating on a frost setting, regular checks and a council tax discussion.
Specialist advice: Tell your insurer — do not assume existing cover continues.
Bring it back into use
Some councils operate empty-homes assistance schemes for properties returning to occupation.
What should I do first?
- Tell your insurer the property is unoccupied and confirm cover in writing.
- Contact the council about council tax and any empty-home position.
- Secure the property and set heating to prevent frost damage.
- Arrange regular checks and clear post from view.
- Work out the annual cost of keeping it empty.
- Compare that against letting or selling.
- Decide, and act before another winter.
You may need specialist advice
Lothian Property publishes property information. It is not a law firm, lender, financial adviser or estate agent, and the professionals below are independent of us.
- Scottish solicitor
- Scots property law differs from England and Wales. A solicitor regulated by the Law Society of Scotland can advise on your specific position.
- Letting professional
- Tenancy law in Scotland is specific. A registered letting agent can explain obligations to tenants.
- Chartered surveyor
- A RICS surveyor prepares the Home Report and can assess condition, defects and repair costs.
- Estate agent or selling solicitor
- Marketing and selling the property is carried out by the agent or solicitor you appoint, not by Lothian Property.
What to do next
Understand your property position first
Tell us about the property and what has changed. We will set out what the information says, with no obligation to sell and no pressure to decide anything today.
Common questions
- Does council tax increase on an empty property in Scotland?
- Councils have discretion to apply an increase to long-term empty homes, with some exemptions. Check the position with the council for that property.
- Is my house insured if nobody lives in it?
- Often only on restricted terms after a short period of vacancy. Tell the insurer and get unoccupied cover confirmed in writing.
- Should I let an empty property instead of selling it?
- Letting can cover the running costs, but it brings landlord registration, lender consent, tenancy law and a different tax position. Compare both before deciding.
Sources
- mygov.scot — home and community — government
- Scottish Empty Homes Partnership — charity
- Citizens Advice Scotland — charity
Related situations and guides
About Lothian Property
An independent starting point, not an estate agency
Lothian Property is an independent property information and introduction service. We are not an estate agency. We help homeowners understand their property, their options and their local market, and — where appropriate and only with your permission — introduce them to independent estate agents and other property professionals who can assist.
How Lothian Property worksPrepared by Lothian Property. Information last reviewed 2026-08-18; next review due 2027-02-18. General property information for Scotland, not legal, tax or financial advice. Editorial policy.