Vacancy Insurance

Vacancy insurance is specialized coverage for homes that are unoccupied for extended periods—typically 30 days (as of 2026-07-27 — verify current) or more. Standard home insurance policies in BC exclude or limit coverage when a home is vacant, with water damage, vandalism, and theft commonly excluded after the vacancy threshold is reached. This coverage is relevant for estate sales, snowbird absences, and properties between tenants. Insurers require notification before extended vacancy and add the appropriate endorsement under the policy; verify current details with a BC lawyer or licensed insurance professional before acting.

There is no BC statute requiring homeowners to carry vacancy insurance. However, mortgage lenders may require continuous insurance coverage as a condition of the loan, and standard policies may exclude vacant properties, creating a potential gap. For properties subject to the Speculation and Vacancy Tax Act, SBC 2018, c. 46, owners must declare vacancy status separately for tax purposes, but the Act does not mandate vacancy insurance. Verify current lender and insurer requirements with a BC lawyer, notary, or licensed insurance professional before acting.

The Speculation and Vacancy Tax Act, SBC 2018, c. 46, imposes a tax on residential properties that are vacant or underutilized in certain BC municipalities, but it does not require owners to carry vacancy insurance. The tax is separate from any insurance obligation and applies based on declaration of occupancy status. Homeowners must comply with both the tax filing requirements and any insurance policy conditions; verify current details with a BC lawyer, notary, or licensed tax professional before acting.

Most standard home insurance policies in BC exclude or significantly limit coverage after a property has been vacant for 30 consecutive days (as of 2026-07-27 — verify current), though thresholds vary by insurer and policy. Water damage, vandalism, and theft are commonly excluded after this period unless a vacancy endorsement is added. Policyholders must review their specific policy and notify the insurer before extended absences. Verify current terms and thresholds with a licensed insurance professional before acting.

Under the Strata Property Act, SBC 1998, c. 43, strata corporations must insure common property and common assets, but individual unit owners remain responsible for insuring their own units and contents. Vacancy insurance requirements apply equally to strata units and freehold homes if the unit is unoccupied beyond the policy's vacancy threshold. Strata bylaws may impose additional insurance or notification requirements; verify current details with a BC lawyer, notary, or licensed insurance professional before acting.

If your BC home will be unoccupied for more than the vacancy period specified in your policy—typically 30 days (as of 2026-07-27 — verify current)—standard home insurance may exclude or limit coverage unless you notify your insurer and add a vacancy endorsement. Snowbird absences commonly trigger these exclusions. Additionally, if the property is in a designated area under the Speculation and Vacancy Tax Act, SBC 2018, c. 46, you may owe tax unless you qualify for an exemption. Verify current insurance and tax obligations with a BC lawyer, licensed insurance professional, or licensed tax professional before acting.

Vacancy insurance can cover rental properties during periods between tenants, provided the insurer is notified and the appropriate endorsement is added to the policy. Under the Residential Tenancy Act, SBC 2002, c. 78, landlords have specific obligations regarding property condition and habitability, but the Act does not mandate vacancy insurance. Standard landlord policies may exclude coverage if the property is vacant beyond the policy threshold; verify current coverage and exclusions with a licensed insurance professional before acting.

Properties held in an estate under the Wills, Estates and Succession Act (WESA), SBC 2009, c. 13, may be vacant for extended periods during probate, triggering standard policy vacancy exclusions. Executors should notify the insurer promptly and obtain vacancy coverage to avoid gaps in protection for water damage, vandalism, and theft. The estate's insurance obligations are separate from probate procedures; verify current requirements with a BC lawyer, notary, or licensed insurance professional before acting.

Once the property is reoccupied, you should notify your insurer immediately so that the vacancy endorsement can be removed and standard coverage reinstated. Policy terms vary by insurer, and some may pro-rate premiums or require written confirmation of occupancy. Failure to notify the insurer of occupancy changes may affect claims; verify current cancellation, amendment, and notification procedures with a licensed insurance professional before acting.

The British Columbia Financial Services Authority (BCFSA) regulates insurers and insurance agents in BC, but it does not set mandatory vacancy insurance requirements for homeowners. Insurers set their own policy terms, including vacancy thresholds and exclusions, subject to general regulatory oversight. For disputes or complaints about insurance practices, homeowners may contact the BCFSA; verify current regulatory standards and your policy's specific terms with a licensed insurance professional before acting.