An empty house looks like it costs nothing. Nobody’s living there, nobody’s using the water, and the furniture may already be gone. But the bills keep coming, and a vacant house carries risks an occupied one doesn’t. I’ve talked with plenty of Maryland owners who decided to wait for a better price and later realized the waiting cost more than the difference.
I’m Evan Weissman. I buy houses in Maryland, many of them vacant: inherited homes, houses left behind after a move, rentals between tenants. Here’s how I’d tally the real monthly cost and protect the house while you decide. If your house is in or around Hampstead and you’re dealing with a vacant house, see selling a house in Hampstead. Handling a vacant house on a Dundalk house? See selling a house in Dundalk.
The bills that keep coming
Pull out a sheet of paper and list what you actually pay each month:
- Mortgage, if there is one. Interest is the part that’s truly a cost; principal comes back to you at sale.
- Property taxes. Divide the annual bill by twelve. Your county’s bill or the SDAT real property pages shows the assessment.
- Insurance, which may go up once the house is vacant (more on that below).
- Electric and gas to keep the heat on and lights working.
- Water and sewer, including base charges even if you use little water.
- HOA dues, if any.
- Lawn care, snow removal, and gutter cleaning.
- Trips to check on the house: gas, tolls, time off work.
Add it up. Many owners are surprised that a paid-off house still costs several hundred dollars a month, and a house with a mortgage can cost much more.
The insurance problem most owners miss
Standard homeowners policies are written for occupied homes. Many policies limit coverage for certain losses, like vandalism or broken glass, once a house has been vacant for a set period, often 60 consecutive days. Some insurers won’t renew a regular policy on a vacant house at all.
What to do:
- Call your agent and tell them the house is vacant. Ask exactly what’s covered and for how long.
- Ask about a vacant dwelling policy if your current coverage won’t hold.
- Ask what conditions the insurer expects, such as keeping heat on or having the house checked regularly.
If the house belonged to someone who passed away, notify the insurer of the death too. My article on what heirs need to know about the Register of Wills covers the estate side.
Winter is the expensive season
The most expensive vacant-house calls I get come in January and February. A furnace quits, a pipe freezes and bursts, and water runs for days before anyone notices. Ceilings come down, floors buckle, and mold starts.
Ways to lower that risk:
- Keep the heat on at a steady temperature.
- Have the furnace serviced before winter.
- Consider shutting off the main water valve and having a plumber drain the lines if the house will sit empty for a long time.
- Install a smart thermostat or temperature sensor that texts you if the temperature drops.
- Have someone walk through every week or two.
If water damage has already happened, my water damage and mold article walks through next steps.
Other risks of an empty house
- Break-ins and copper theft. Vacant houses attract people who strip pipes and wiring.
- Unauthorized occupants. Someone moving in without permission can become a legal problem. See squatters and unauthorized occupants.
- Code complaints. Tall grass, trash, or boarded windows can draw notices from the county or city.
- Pests. Mice and insects move in quickly when no one’s around.
- Small problems growing. A minor roof leak nobody sees becomes rotted sheathing and a ceiling stain.
Simple things help: timed lights, a mowed lawn, mail forwarded or picked up, and a neighbor who has your number.
How to decide how long to wait
Here’s the math I’d do. Take your monthly carrying cost and multiply by the number of months you expect to wait, including time to fix things up, list, find a buyer, and get to settlement. Then compare:
- The likely price after repairs and waiting, minus repair costs, minus carrying costs, minus selling costs.
- The price you could get now, as is, minus selling costs.
If waiting nets meaningfully more and you’re comfortable with the risks, waiting may make sense. If the numbers are close, the certainty of selling now may be worth more. My net sheet guide gives you a template to run both.
Getting the house ready without moving back in
If you decide to list, you can still prepare from a distance:
- Hire a cleanout company if belongings remain. My cleanout options article compares approaches.
- Get a contractor to quote the obvious repairs.
- Ask a local agent whether staging would help in your price range.
- Give the agent or a trusted person a key so you don’t have to drive in for every showing.
If you decide to sell as is, a buyer like me can often handle the belongings, the repairs, and the timing. My as-is page explains how that works.
Will my homeowners insurance cover a vacant house?
Maybe, but often with limits. Many policies restrict some coverage once a house has been vacant for a set period. Call your insurer, tell them it’s vacant, and ask about a vacant dwelling policy if needed.
Should I turn off the utilities in an empty house?
Keep enough service to protect the house. Most owners keep electric and heat on through winter. Shutting off water and draining lines can prevent burst pipes; talk to a plumber first.
Do I still owe property taxes on a vacant house?
Yes. Property taxes are owed whether or not anyone lives there. Unpaid taxes can eventually lead to a county tax sale.
Can I sell an empty house with stuff still in it?
Yes. Many buyers, especially cash buyers, purchase houses with belongings left behind. Agree in writing on what stays and what goes.
Talk through your situation
If you’re paying to keep an empty house while you decide what to do, call or text me at (410) 498-7473. I’ll give you an as-is number so you can compare it against waiting.