How Do I Protect My Vacant Home While It Is for Sale After I Move?

Many people moving out of California, or closer to family, move before their Orange County home sells. That is often the right choice for your family. It does mean the house is on its own for a while, and small problems like a slow leak can grow when no one is there to notice.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. This is general information, not insurance or legal advice. Your insurance agent is the right person to explain exactly what your policy covers.

This is the most important call to make. The California Department of Insurance explains that standard homeowners policies typically cover vandalism and malicious mischief, yet this coverage may be subject to exclusions such as vacancy of the property, usually over 60 days.

Ask your agent:

1. Does my policy have a vacancy or unoccupancy clause? If so, how many days does it allow?
2. What changes once the home is unoccupied? Ask which types of loss could be limited.
3. Can I add coverage? Some insurers offer an endorsement or a separate policy for a home that is unoccupied.
4. What do you need from me? Ask whether you should tell them your move date in writing.

The Department of Insurance also reminds policyholders to review and follow any reporting deadlines in the policy, such as reporting theft or vandalism to the police. Keep your agent's number handy for whoever checks on the house.

Your property tax bill keeps coming after you move. The Orange County Treasurer-Tax Collector lists November 1 as the due date for the first installment of secured property taxes, with December 10 the last day to pay, and February 1 for the second installment, with April 10 the last day to pay. Late payments carry a penalty.

Make sure the Treasurer-Tax Collector, your utility companies and your HOA, if you have one, can reach you at your new address. If your lender pays taxes through an impound account, confirm that is still set up.

Utilities. Keep power and water on so the home can be shown, inspected and appraised. Ask your plumber or a handyman about steps to lower the chance of an unnoticed leak while you are away.

A full mailbox is an easy sign that no one is home. The U.S. Postal Service says standard mail forwarding lasts 12 months and takes at least 7 to 10 business days to start after it is approved. Set it up before you leave.

Our moving out of California checklist covers other accounts and records to update.

A few simple habits help:

• Ask someone to check the home regularly. A trusted neighbor, family member or property manager can walk through, pick up flyers and look for leaks.
• Keep the outside cared for. Regular landscaping and lighting keep the home looking lived in and ready for buyers.
• Secure valuables and personal papers. Take them with you or store them safely.
• Keep a contact list. Share your insurance agent, plumber and alarm company numbers with whoever is helping.

If you are selling from out of state, you may also find our guides on California tax withholding when you sell and move and planning a long-distance move useful.

If your family is planning a move out of the area, I'd welcome a private planning conversation about timing, caring for the home after you leave and what your sale could look like. Call or text me at 714.366.8575 | DRE: 01397168, or contact me.