Selling a Vacant House in the Inland Empire or High Desert: What Changes When No One Lives There

What should you do before selling a vacant house in the Inland Empire?

Start by checking your insurance, keeping the utilities on, securing the property, and making a plan for regular check-ins.

An empty house can be easier to show. But it also comes with a few things sellers don’t always think about.

I work with a lot of vacant homes in the Inland Empire and High Desert.

Sometimes the owner already moved out of state. Sometimes the home was inherited. Sometimes a tenant moved out and the owner decided it made more sense to sell than rent it again.

Whatever the reason, once a house is empty, there are a few extra things you need to stay on top of.

Here’s what I recommend handling before the home goes on the market.

Check Your Homeowners Insurance

This should be near the top of your list.

Many homeowners insurance policies have rules about how long a home can sit vacant before coverage changes.

Depending on your policy, certain things like vandalism, theft, broken glass, or water damage may have limited coverage once the home has been vacant for a certain amount of time.

And those are exactly the kinds of problems that can become harder to catch when nobody is living there.

Also, insurance companies may treat a vacant home differently from an unoccupied home.

A furnished home that nobody is currently living in may be treated differently than a completely empty house.

The important thing is to check your specific policy.

What to do: Call your insurance agent before you list the home. Tell them it is vacant and ask if your coverage changes after a certain number of days.

If needed, ask about a vacant home policy or additional coverage.

If the property was previously a rental, check the landlord policy too.

Make Sure the Home Still Looks Cared For

Vacant homes can be easy to spot.

There are no cars in the driveway. The lights never change. Mail starts piling up. The yard gets overgrown.

That can attract the wrong kind of attention.

This can be especially important in parts of the High Desert where homes may have larger lots and more space between neighbors.

A few simple things can help:

• Put a couple of lights on timers.

• Keep the yard cleaned up.

• Forward or stop the mail.

• Ask a trusted neighbor to keep an eye on the property.

• Use an electronic lockbox that tracks who enters the home.

• Have someone walk through the house regularly.

I recommend having someone physically check the home at least once a week.

Look for leaks, open windows, pests, damage, or anything that looks out of place.

It’s much easier to fix a small problem when you catch it early.

Keep the Utilities On

It can be tempting to shut off the utilities to save money once nobody is living there.

Usually, that causes more problems than it solves.

Home inspectors need electricity, water, and sometimes gas to test the major systems in the home.

Buyers will also want everything working during their final walkthrough.

If utilities are off, inspections may have to be rescheduled and the sale can be delayed.

I also recommend keeping the heating and air conditioning running at a reasonable temperature.

Our summers in the Inland Empire and High Desert get hot. And parts of the High Desert can also get freezing temperatures during the winter.

You don’t want a small plumbing problem turning into major damage because nobody noticed it.

One more thing most sellers don’t think about: run water through the sinks, tubs, and showers when someone checks the house.

When plumbing fixtures aren’t used for a long time, the water in the drain traps can dry out. That can allow sewer odors into the house.

And that is definitely not the first impression you want buyers to have.

Empty Rooms Show More Than You Think

Furniture can hide a lot.

When a house is empty, buyers notice the walls, floors, baseboards, light fixtures, and little repairs much more.

Scuffs, nail holes, worn carpet, and damaged paint can suddenly stand out.

Empty rooms can also look smaller in photos because buyers don’t have furniture to help them understand the scale.

That doesn’t mean every vacant home needs professional staging.

Sometimes a good cleaning, touch-up paint, working light bulbs, and a few simple repairs are enough.

If the property was previously rented, take a close look before putting it on the market. There may be more wear and tear than you realized.

Whether staging makes sense depends on the home, the price range, and what buyers are seeing in competing listings.

That’s something we can look at together.

You Still Need to Handle Disclosures

This is especially important with inherited homes and former rentals.

California sellers are generally required to disclose known material facts about the property.

Some types of sales, including certain trust, probate, or estate sales, may be exempt from completing the standard Transfer Disclosure Statement.

But being exempt from a specific form does not mean you should hide something you already know about the property.

If you know about a major problem, prior damage, repairs, or another issue that could affect the property, it should be discussed with your real estate professional and, when appropriate, your attorney.

Here are a few common situations:

Inherited homes: You may not know everything about the property, and that’s okay. Share what you do know. Old repair receipts, permits, or conversations with the previous owner may help.

Former rentals: Even if you never lived in the property, you may have repair requests, maintenance records, or move-out notes from tenants.

Owners who moved away: If you previously lived in the home, you’ll generally complete disclosures based on what you know about the property.

If the home is part of a trust or probate sale, talk with the attorney handling the estate about which forms and requirements apply.

Every situation can be a little different.

Selling a Vacant Home From Out of State

I work with sellers who have moved away from California but still own property in the Inland Empire or High Desert.

I made the California-to-Texas move myself, so I understand how different it feels when you can’t just drive over and check on the house.

The good news is that selling from another state is very doable.

You just need a good plan.

Before you list, decide:

• Who has access to the property?

• Who will check on the home regularly?

• Who will handle repairs if something comes up?

• Are the utilities staying on?

• Is the insurance correct for a vacant property?

• How will documents be signed?

Many real estate documents can be signed electronically. Some closing documents may require notarization, depending on your situation.

Your real estate agent should also be your eyes and ears on the ground.

That means checking the property, meeting vendors when needed, and sending you photos and updates so you always know what is happening.

A Vacant House Can Actually Make Selling Easier

There are advantages to selling a vacant home.

Showings are easier to schedule.

There are no pets to work around.

Nobody has to clean up every time a buyer wants to come through.

And you don’t have to live in a house that constantly needs to be ready for showings.

A vacant property may also give you more flexibility with closing dates and possession.

The key is making sure the property is protected while it is sitting empty.

Handle the insurance, utilities, security, maintenance, and check-ins early, and the process becomes much easier.

Frequently Asked Questions

Does homeowners insurance cover a vacant house that's for sale?

It depends on the policy.

Some homeowners insurance policies limit certain types of coverage after a house has been vacant for a set amount of time.

Call your insurance company before listing and ask how vacancy affects your specific policy.

Should I turn off the utilities when selling a vacant house?

Usually, no.

Inspectors, appraisers, and buyers need the utilities working so they can properly evaluate the property.

Keeping the utilities on can also help protect the home from extreme heat, cold, and plumbing problems.

Do I have to complete disclosures if I inherited the house?

It depends on how the property is owned and how the sale is being handled.

Some trust, probate, and estate sales may be exempt from certain California disclosure forms.

That does not necessarily remove the responsibility to disclose problems you already know about.

Talk with your real estate agent and the attorney handling the estate to make sure you understand what applies to your situation.

Thinking About Selling a Vacant Home in the Inland Empire or High Desert?

If you own a vacant house in Riverside County, San Bernardino County, or the High Desert, you don’t have to manage everything on your own.

I can help you figure out what needs to be handled before the home goes on the market, keep an eye on the property during the sale, coordinate with vendors when needed, and keep you updated along the way.

Even if you’re living in another state.

Call or text me at 949-484-9486.

I’m happy to talk through your situation and help you figure out the next step.

Amanda Zito
REALTOR® | Real Brokerage
CA DRE #01740063 | TX TREC #840088
SoldByZito.com