Vacant Home Insurance in Arkansas: Protecting Your Property During Renovations or Extended Absence

Your standard homeowners’ insurance just became worthless.

That’s the reality thousands of Arkansas homeowners discover each year—usually at the worst possible moment. You’re six weeks into a major kitchen renovation when a burst pipe floods your Rogers home. You’re spending the winter in Arizona when vandals break into your vacant Bentonville property. You’ve inherited your parents’ Little Rock house, and it’s been sitting empty for three months while you figure out what to do with it.

You file a claim, expecting your insurance to cover the damage. Instead, you receive a denial letter citing your policy’s vacancy clause: coverage is excluded after 30-60 days of vacancy.

The financial devastation is immediate. That $40,000 in water damage? Your responsibility. The $15,000 in stolen appliances and fixtures? You’re paying out of pocket. The liability lawsuit from someone injured on your vacant property? Your personal assets are on the line.

Arkansas homeowners’ insurance jumped from an average of $1,984 in 2021 to $4,023 in 2024—but that expensive coverage vanishes the moment your property sits empty for more than a month or two. Whether you’re a snowbird escaping Arkansas winters, a property flipper renovating homes in Northwest Arkansas, or a homeowner undergoing major renovations, understanding vacant home insurance isn’t optional—it’s essential protection for what might be your largest financial asset.

About OZK Insurance: OZK Insurance is a 100% independent insurance agency serving Arkansas homeowners, property investors, and businesses throughout Northwest Arkansas and the entire state. We specialize in complex insurance situations that standard carriers won’t handle—including vacant properties, estate properties, rental properties, and specialty dwelling coverage. Our team has protected thousands of Arkansas properties and understands the unique challenges facing vacant homeowners. We work for you, not insurance companies, shopping multiple carriers to find the best combination of coverage and price for your specific situation.

The Critical Distinction: Vacant vs. Unoccupied Properties in Arkansas

Insurance companies treat “vacant” and “unoccupied” properties differently, and understanding this distinction can save you from denied claims and financial disaster.

Unoccupied Property: A home that contains furniture, has connected utilities, and is ready for someone to live in—but no one is currently residing there. Your utilities remain on, your belongings are present, and you intend to return. Examples include:

• Snowbirds spend 3-6 months in warmer climates while their Arkansas home sits empty
• Homeowners living elsewhere temporarily during renovations
• Properties between tenants with all furnishings still present
• Second homes or vacation properties are used seasonally

Vacant Property: A home empty of furniture and personal belongings, typically with utilities turned off or minimal utility service. Examples include:

• Homes listed for sale after everything has been moved out
• Inherited properties cleared of deceased relatives’ belongings
• Property flips between purchase and renovation/resale
• Homes where occupants have moved out with no plans to return
• Properties awaiting demolition or major structural changes

Insurance companies view vacant properties as significantly higher risk than unoccupied ones. A vacant home with no furniture, no utilities, and no signs of regular presence becomes an attractive target for vandals, thieves, and squatters. Water damage can go undetected for weeks. Fire risks increase without anyone present to notice smoke or electrical problems.

The Arkansas-specific challenge: Most standard homeowners insurance policies in Arkansas include vacancy clauses that limit or completely exclude coverage after 30-60 consecutive days of vacancy or non-occupancy. This timeframe varies by carrier and specific policy language, making it critical to review your exact policy terms before your home sits empty.

Arkansas experiences weather extremes that make vacancy particularly risky. Winter freezes cause burst pipes in unheated homes. Spring tornado season brings severe storms to unmonitored properties. Summer heat combined with no air conditioning can damage homes. Without someone present to notice and address these issues immediately, minor problems escalate into catastrophic losses.

Five Scenarios Where Vacant Home Insurance Becomes Essential

1. Snowbirds: Protecting Your Arkansas Home While You’re Gone

Arkansas may not seem like traditional snowbird territory, but thousands of retirees and remote workers spend 3-6 months annually in warmer climates, leaving their Rogers, Bentonville, Little Rock, or Hot Springs homes sitting empty.

The insurance trap: Your standard homeowners insurance policy likely includes language requiring someone to check on your property every 3-7 days if you’re gone for extended periods. Some policies void coverage entirely after 30 days of vacancy, while others maintain limited coverage but exclude specific perils like theft, vandalism, and water damage—the exact risks that spike when homes sit empty.

Real Arkansas scenario: A Bentonville couple spent January through March in Florida, believing their homeowners’ insurance provided continuous coverage since they maintained utilities and left furniture in place. When they returned to discover frozen pipes had burst during a February cold snap, causing $35,000 in water damage throughout multiple rooms, their claim was denied. Their policy required someone to check the property every 7 days, and they had only arranged biweekly visits from a neighbor.

What vacant home insurance provides for snowbirds:

• Coverage for theft and vandalism while you’re away
• Protection against water damage from burst pipes, even if discovered weeks after the occurrence
• Fire coverage without occupancy restrictions
• Liability protection if someone is injured on your property
• Flexible policy terms matching your travel schedule (3-month, 6-month, or annual policies)
• Potential reduction in premiums compared to maintaining full homeowners coverage year-round

Critical steps for Arkansas snowbirds:

Before leaving for extended periods, notify your insurance agent about your plans. Many carriers offer endorsements or seasonal policies specifically designed for snowbirds, allowing you to maintain proper coverage without the hassle of switching to entirely different insurance.

If your standard policy won’t cover your absence, vacant home insurance becomes necessary. These specialized policies acknowledge that no one will be present and adjust coverage accordingly. While premiums run higher than standard homeowners insurance (typically 15-25% more), the coverage gap protection is invaluable.

2. Major Home Renovations: When Living Elsewhere Requires Special Coverage

Undertaking significant renovations often means moving out entirely while contractors work on your property. Kitchen remodels, bathroom additions, roof replacements, and whole-house renovations can take 2-6 months or longer, easily exceeding the vacancy limits in standard homeowners’ policies.

The renovation insurance gap: Most homeowners assume their existing insurance automatically covers their property during renovations. This assumption is dangerous for several reasons:

First, standard policies may exclude damage resulting from construction activities. If a contractor accidentally causes a fire, starts a flood, or creates structural damage, your homeowners’ policy might not respond.

Second, once you move out and the property becomes vacant, your policy’s vacancy clause kicks in. After 30-60 days, you lose coverage for many perils—exactly when your property faces increased risks from construction activities.

Third, material and equipment theft becomes a major exposure. Construction sites attract thieves who steal copper wiring, new appliances, lumber, and expensive tools. Your standard policy likely won’t cover these losses once the vacancy period expires.

Arkansas renovation reality: Northwest Arkansas is experiencing unprecedented construction growth. The region ranks as the 12th fastest-growing metro area in the United States, with thousands of homeowners undertaking major renovations to upgrade older properties or expand homes to accommodate growing families.

A Rogers homeowner decided to do a complete gut renovation of a 1970s ranch home, moving out for four months while contractors worked. Six weeks into the project, thieves broke in and stole $12,000 worth of new appliances that had been delivered but not yet installed, plus $8,000 in copper wiring stripped from walls. The homeowner’s standard insurance denied the claim, citing the property’s vacant status. Without specialized coverage, the homeowner absorbed the full $20,000 loss personally.

What vacant home/builders risk coverage provides during renovations:

• Protection for building materials both on-site and in transit to your property
• Coverage for theft of materials, fixtures, and equipment during construction
• Fire coverage during the renovation period when fire risk is elevated
• Liability coverage if someone is injured on your property during construction
• Protection against vandalism when the property sits partially completed
• Water damage coverage from plumbing work or weather events affecting exposed structures

Specialized coverage for Arkansas renovations:

At OZK Insurance, we help homeowners navigate the complex insurance requirements during major renovations. Depending on the scope of work, you might need:

• Vacant home insurance: For cosmetic updates where you’re not substantially changing the structure
• Builders’ risk insurance: For major structural changes, additions, or complete renovations
• Renovation endorsement: An add-on to your existing policy if you’re staying in the home during minor work

The key is matching your coverage to your specific situation. Our team evaluates your renovation scope, timeline, and occupancy status to recommend the right protection.

3. Property Flippers: Essential Coverage for Arkansas Real Estate Investments

Northwest Arkansas’s booming real estate market has attracted property flippers capitalizing on the region’s growth. However, the typical fix-and-flip scenario creates multiple insurance challenges that standard homeowners’ policies don’t address.

The flipper’s insurance challenge:

Property flippers buy distressed homes, renovate them over 3-6 months, and resell for profit. During this entire period, the property sits vacant and under construction—exactly the scenario that standard homeowners’ insurance explicitly excludes.

Your traditional insurance carrier won’t cover a property you don’t live in, that’s actively being renovated, and that sits vacant between purchase and resale. This creates a massive exposure gap where your entire investment sits unprotected.

Arkansas fix-and-flip insurance requirements:

According to Arkansas real estate investment data, renovation costs typically range from $20,000-70,000 per flip property, with total project investments reaching $200,000-300,000. Protecting this substantial investment requires specialized coverage.

Property flippers need three critical insurance components:

Dwelling Coverage: Protects the structure itself from fire, wind, hail, lightning, and other perils. This covers the property you purchased plus the value you’re adding through renovations.

Builders Risk Insurance: Specifically covers materials, supplies, and equipment used during renovation. This includes lumber, copper plumbing, new appliances, and contractor tools on-site.

General Liability Coverage: Protects you if someone is injured on your property during the flip. This is particularly critical since construction sites present elevated injury risks, and Arkansas property flippers can face substantial liability claims if accidents occur.

Real flipper scenario in Arkansas: A Fayetteville investor purchased a distressed property for $120,000, planning a $40,000 renovation to resell at $210,000. Two months into renovations, an electrical fire started in faulty wiring the investor hadn’t yet replaced. The fire caused $65,000 in damage to the structure and destroyed $15,000 in building materials on-site.

The investor had purchased vacant home insurance before starting work, which covered the full $80,000 loss. After completing the renovation with insurance proceeds, the property sold for $215,000, yielding a solid profit. Without proper coverage, the fire would have bankrupted the entire flip project.

Specialized considerations for Arkansas property flippers:

• DP-3 Policies: These “Dwelling Fire” policies are designed for non-owner-occupied properties and provide more comprehensive coverage than basic DP-1 policies.
• Theft and Vandalism Coverage: Must be explicitly added to most vacant property policies. This protects against stolen appliances, copper theft, and vandalism that frequently plague vacant properties.
• Liability Coverage: Essential if you’re doing DIY work alongside contractors. Some policies exclude coverage for work you perform yourself unless specifically endorsed.
• Term Flexibility: Flips move quickly, so insurance policies with 3-6 month terms or monthly premium options work better than annual policies.

4. Inherited Properties: Protecting Estate Homes in Arkansas

Inheriting a home in Arkansas often means taking possession of a property that will sit vacant for months while you navigate probate, settle estate matters, and decide whether to sell, rent, or keep the property.

The estate property insurance trap:

When someone passes away, their homeowners’ insurance typically terminates within 30-60 days unless the property transfers to a named beneficiary who immediately occupies it or converts coverage. If you inherit a home and it sits vacant while you handle estate matters, you face a dangerous coverage gap.

Many heirs don’t realize their deceased loved one’s insurance has lapsed until they try to file a claim months later. By that time, damage from burst pipes, vandalism, or theft has already occurred—and no coverage exists to pay for repairs.

Arkansas-specific estate property risks:

Estate properties throughout Arkansas face unique challenges. These homes often sit empty for 3-12 months during probate proceedings, creating extended vacancy periods. During this time:

• Utilities may be shut off, increasing risks of pipe freezing, mold growth, and system failures
• Regular maintenance stops, allowing minor issues to escalate
• The property becomes an attractive target for vandals, thieves, or squatters
• Arkansas weather extremes affect unmonitored structures more severely
• Liability risks increase if someone is injured on the unmaintained property

Real estate property scenario: A Little Rock family inherited their father’s home after his death. During the six-month probate process, the home sat vacant with utilities turned off. In February, a severe cold snap hit Arkansas, and pipes throughout the home froze and burst. When the family visited in March to prepare the home for sale, they discovered catastrophic water damage affecting every room—$52,000 in total damage.

Their father’s homeowners’ insurance had automatically terminated 30 days after his death per policy terms. The family had no coverage in place, believing the existing policy would continue. They paid the full $52,000 out of pocket, significantly reducing their inheritance proceeds.

Vacant home insurance for inherited Arkansas properties:

Specialized coverage for estate properties provides:

• Protection during the entire probate and estate settlement period
• Coverage even with utilities shut off (standard policies often require utilities to be maintained)
• Fire, theft, and vandalism protection while the property sits empty
• Liability coverage if someone is injured on the property
• Flexible policy terms that can extend as long as needed during estate settlement
• Coverage for properties in various states of repair (many inherited homes need work)

Critical steps when inheriting Arkansas property:

1. Notify the deceased’s insurance company immediately to understand when coverage will terminate
2. Arrange vacant home insurance within 30 days of death to avoid coverage gaps
3. Maintain utilities if possible—many vacant home policies require this for water damage coverage
4. Arrange regular property checks to monitor for damage and deter vandalism
5. Document the property’s condition with photos and video for insurance purposes

5. Homes for Sale: The Coverage Gap Between Selling and Buying

Listing your Arkansas home for sale creates an awkward insurance situation: you’ve moved out, but the property hasn’t been sold yet. The home sits empty—sometimes for weeks or months—while buyers tour, inspections occur, and the sale closes.

This gap period presents serious insurance challenges. Once you move out and the property becomes vacant, your standard homeowners policy’s vacancy clause limits coverage. If damage occurs during this vulnerable period, you could face denied claims right when you’re trying to complete a sale.

The moving-out insurance trap:

Most Arkansas homeowners maintain their existing homeowners insurance until closing, assuming coverage continues as usual. However, once you move out and take your furniture with you, the property technically becomes vacant—triggering your policy’s vacancy clause within 30-60 days.

Common scenario: You list your Bentonville home in April, planning to move to a new property. You pack up and move out on May 1st, leaving your home empty but maintaining insurance and utilities. Tours continue through May and June. An offer comes in July 1st, with a closing date of August 15th—105 days after you moved out.

On July 20th, severe storms damaged your roof. When you file a claim, your insurance company investigates and discovers the property has been vacant for 80 days. Depending on your specific policy language, they might deny the claim entirely or severely limit coverage.

What you need during the selling period:

• Vacant home insurance to bridge the gap between moving out and closing
• Liability coverage to protect against injuries during showings and inspections
• Coverage for the remaining personal property if you’ve left appliances, lawn equipment, or other items
• Flexible terms that can extend if your sale takes longer than expected

At OZK Insurance, we help Arkansas homeowners transitioning between properties maintain continuous coverage without gaps. Whether you need a 30-day bridge policy or 6-month vacant home coverage while your property sells, we provide solutions that protect you through the entire transition.

What Vacant Home Insurance Actually Covers (And What It Doesn’t)

Understanding your vacant home insurance policy’s specific coverages and exclusions is critical to avoiding claim denials.

Standard Coverages Included:

Dwelling Coverage: Protects the physical structure of your home from named perils, including:

• Fire and smoke damage
• Lightning strikes
• Windstorm and hail
• Explosions
• Weight of ice, snow, or sleet
• Damage from aircraft or vehicles

Optional Enhanced Coverage:

Many Arkansas vacant home policies offer additional protection for an extra premium:

Theft and Vandalism: Not always included automatically. You must specifically add this coverage, which protects against stolen materials, fixtures, appliances, and vandalism damage. Given Arkansas’s property crime rates, this coverage is essential.

Water Damage: Some policies exclude water damage or limit it to sudden, accidental occurrences like burst pipes. Extended water damage from slow leaks or poor maintenance is typically excluded.

Liability Protection: Covers you if someone is injured on your vacant property. This includes trespassers, utility workers, real estate agents, or anyone else who might be injured on your property.

Additional Living Expenses: If your vacant property becomes uninhabitable during renovations due to covered damage, this pays for temporary housing and increased living costs.

Critical Exclusions:

Flood Damage: Standard vacant home policies in Arkansas exclude flood damage. Given Arkansas’s flood risks—the state experiences heavy rain, severe storms, and flood events throughout the year—you must purchase separate flood insurance through the National Flood Insurance Program (NFIP) or private carriers.

This is particularly important for vacant properties near Arkansas rivers, streams, and low-lying areas prone to flash flooding.

Earthquake Damage: Arkansas sits near the New Madrid Seismic Zone, one of the most active earthquake regions in the eastern United States. Earthquake damage requires separate coverage not included in standard vacant home policies.

Mold and Rot: Damage from mold, dry rot, wet rot, or fungus is typically excluded unless directly resulting from a covered peril. For vacant properties where small leaks can go undetected for weeks, this exclusion creates significant exposure.

Vermin and Pest Damage: Damage from rodents, insects, birds, or other animals is excluded. Vacant properties often attract pests, and insurers won’t cover the damage they cause.

Neglect and Wear and Tear: Policies won’t cover damage resulting from lack of maintenance or normal deterioration. This makes regular property inspections critical—even for vacant homes.

Intentional Damage: Obviously, damage you or another insured person intentionally causes is never covered.

How Much Vacant Home Insurance Actually Costs in Arkansas

Vacant home insurance costs more than standard homeowners insurance—typically 15-50% higher premiums for the same coverage amounts. This premium increase reflects the genuinely elevated risks insurers face when covering vacant properties.

Factors affecting your Arkansas vacant home insurance cost:

Property Value and Replacement Cost: Higher-value homes require higher dwelling coverage limits, increasing premiums. A $150,000 Rogers home will cost less to insure than a $400,000 Bentonville property.

Location: Properties in high-crime areas face elevated theft and vandalism risks, increasing premiums. Rural properties far from fire departments also cost more due to slower emergency response times.

Condition and Age: Older homes or properties in poor condition cost more to insure. If your vacant home has a roof nearing the end of its lifespan, outdated electrical systems, or aging plumbing, expect higher premiums.

Duration of Vacancy: Longer vacancy periods increase risk and cost. A 90-day vacant home policy will cost less than a 12-month policy for the same property.

Coverage Limits and Deductibles: Higher coverage limits increase premiums. Choosing a higher deductible ($2,500-5,000 instead of $1,000) can reduce your premium by 20-30%.

Security Features: Installed security systems, deadbolt locks, and fire/smoke alarms qualify for discounts. Properties under regular monitoring (someone checking weekly) also receive favorable rates.

Intended Use: Vacant homes awaiting sale typically cost less than properties undergoing major renovations, which face higher construction-related risks.

Typical Arkansas vacant home insurance pricing:

For a standard $250,000 home in Rogers or Bentonville:

• Standard homeowners insurance: $4,023 annually (Arkansas average)
• Vacant home insurance: $4,627-6,034 annually (15-50% premium increase)

However, specialized vacant home carriers may offer more competitive pricing than simply adding a vacancy endorsement to your existing homeowners policy. Shopping multiple carriers is essential.

Cost reduction strategies:

1. Maintain utilities to qualify for better coverage terms
2. Install security systems for premium discounts
3. Arrange regular inspections (weekly is ideal) to demonstrate active monitoring
4. Choose appropriate coverage limits—don’t over-insure
5. Accept higher deductibles if you can afford the out-of-pocket cost
6. Work with a specialized agent who can shop multiple vacant home carriers

The Dangerous Alternative: Going Without Coverage

Some Arkansas homeowners facing premium sticker shock for vacant home insurance decide to gamble and go without coverage entirely. This decision is financially catastrophic if anything goes wrong.

Consider the actual costs of common vacant property losses:

Burst pipe water damage: $15,000-50,000+, depending on severity and how long water flows undetected

Fire damage: $50,000-200,000+ for structural damage, often totaling the property

Theft of copper wiring, appliances, fixtures: $10,000-30,000 for materials plus installation costs

Vandalism damage: $5,000-50,000, depending on the extent

Liability lawsuit from property injury: $100,000-1,000,000+ in settlements and legal fees

A single major loss exceeds years of vacant home insurance premiums. For most Arkansas homeowners, the question isn’t whether vacant home insurance is worth the cost—it’s whether you can afford to go without it.

Protecting Your Vacant Arkansas Property: 8 Essential Steps

Insurance provides financial protection, but preventing losses in the first place saves you from claims, deductibles, and the headache of dealing with damage. Here are eight critical steps for protecting vacant Arkansas properties:

1. Maintain Regular Property Inspections

Someone should physically walk through your vacant property at least weekly, ideally more frequently during severe weather seasons. These inspections should include:

• Checking for signs of water intrusion, leaks, or burst pipes
• Verifying heating/cooling systems are functioning if maintained
• Looking for signs of break-ins, vandalism, or squatters
• Checking that doors and windows remain secure
• Inspecting for roof damage after storms
• Looking for signs of pest infestation
• Collecting mail and ensuring the property doesn’t appear abandoned

Many vacant home insurance policies require regular inspections as a condition of coverage. Document these visits with dated photos and written logs—you may need to prove regular monitoring if you file a claim.

2. Maintain Critical Utilities

Even though it increases costs, maintaining utilities in vacant properties reduces risks significantly:

Heat: Keep the heat set to at least 55°F during Arkansas winters to prevent frozen pipes. This is especially critical for properties in Northwest Arkansas and other areas experiencing hard freezes.

Water: Opinions vary on whether to maintain water service or shut it off entirely. If you maintain water, ensure someone checks weekly for leaks. If you shut off the water, drain all pipes completely, and pour non-toxic antifreeze in the drains and toilet bowls to prevent residual water from freezing.

Electricity: Maintaining electricity allows you to keep lighting on timers (deterring burglars) and maintain heating/cooling systems. However, if doing major electrical renovations, shutting off power may be safer.

Security system monitoring: If you have a monitored security system, maintain the service. The monthly cost is minimal compared to the protection it provides.

3. Secure All Entry Points

Vacant properties attract break-ins. Take these security measures:

• Install deadbolt locks on all doors
• Secure sliding glass doors with bars or pins
• Install window locks and consider boarding up ground-floor windows
• Secure basement and crawl space entries
• Install motion-activated exterior lighting
• Trim bushes and trees that provide cover for burglars
• Consider security cameras with remote monitoring
• Post “No Trespassing” signs to establish legal grounds against trespassers

4. Create the Appearance of Occupancy

The more abandoned a property appears, the more it attracts criminals. Make your vacant property look occupied:

• Use light timers on interior lights, varying the schedule
• Maintain the lawn, clear snow, and keep the exterior pristine
• Stop mail delivery or have someone collect it daily
• Remove “For Sale” signs that advertise vacancy (coordinate with your realtor)
• Park a car in the driveway occasionally
• Keep blinds/curtains in normal positions (not all wide open or all closed)

5. Notify Local Police

Contact your local police department and inform them that your property will be vacant. Provide:

• Property address and your contact information
• Expected duration of vacancy
• Emergency contact if you’re unreachable
• Request for increased patrols if available

Many Arkansas police departments will add vacant properties to patrol routes for welfare checks, deterring criminal activity.

6. Remove or Secure Valuables

Don’t leave valuable items in vacant properties:

• Remove jewelry, electronics, firearms, and other high-value items
• If renovating, don’t deliver expensive fixtures/appliances until immediately before installation
• Secure construction materials and tools in locked areas
• Remove or secure copper plumbing and wiring that thieves commonly target
• Document all items remaining in the property with photos and serial numbers

7. Address Exterior Hazards

Liability risks increase when properties aren’t regularly monitored:

• Keep walkways clear of ice, snow, and debris
• Repair broken steps, railings, or decking
• Fill holes in yards
• Remove dead trees or overhanging branches
• Drain and cover swimming pools
• Remove trampolines, play equipment, and other “attractive nuisances.”

These steps reduce the chance of someone being injured on your property—and the resulting liability claim.

8. Document Everything

Create a complete record of your vacant property:

• Take detailed photos and videos of every room before vacancy begins
• Document the property’s condition in writing
• Record serial numbers of appliances and fixtures
• Create a complete inventory of any items remaining on the property
• Save all inspection reports, contractor estimates, and maintenance records
• Keep copies of all insurance policies and correspondence

If you ever need to file a claim, this documentation proves the property’s pre-loss condition and establishes the value of damaged or stolen items.

How to Get Vacant Home Insurance in Arkansas (The Smart Way)

Finding proper vacant home insurance requires working with specialists who understand this niche market. Here’s the strategic approach:

Step 1: Notify Your Current Insurance Company Immediately

Before your property becomes vacant, contact your insurance agent. Explain your situation and ask:

• Does our current policy provide any coverage during a vacancy?
• For how many days does coverage continue?
• What perils are excluded during vacancy?
• Can we add a vacancy endorsement instead of buying a new policy?
• What’s the cost difference between an endorsement and a specialized vacant home policy?

Some homeowners can add a vacancy permit or endorsement to their existing policy, maintaining coverage for a few extra months at a reasonable cost. However, this typically doesn’t work for extended vacancies or major renovations.

Step 2: Determine Your Coverage Needs

Before shopping for quotes, clarify exactly what you need:

Property details:

• Property address and construction type
• Year built and property condition
• Square footage and number of stories
• Roof age and condition
• Heating, plumbing, and electrical system age

Vacancy details:

• Expected duration of vacancy
• Reason for vacancy (snowbird, renovation, estate, for sale, etc.)
• Whether utilities will be maintained
• Whether anyone will check the property regularly

Coverage requirements:

• Dwelling coverage amount (replacement cost, not market value)
• Liability limits desired (minimum $300,000 recommended)
• Whether you need theft/vandalism coverage
• Whether you need liability coverage for construction activities
• Specific endorsements needed (builders’ risk, equipment, etc.)

Step 3: Shop Multiple Specialized Carriers

This is where working with an independent insurance agency like OZK Insurance provides massive value. We represent multiple carriers who specialize in vacant property coverage, allowing us to:

• Compare quotes from 5-10 carriers simultaneously
• Find carriers that specialize in your specific situation (estate property, renovation, investment property)
• Identify discounts and coverage options you wouldn’t find shopping directly
• Match your coverage needs to the best available product
• Provide expertise in a specialized insurance niche that most agents don’t understand

Standard homeowners insurance carriers often don’t offer competitive vacant home products. Specialized carriers like Foremost, NREIG, Obie Insurance, and others focus exclusively on non-owner-occupied and vacant properties, offering better coverage at better prices.

Step 4: Review Coverage Carefully Before Binding

Once you receive quotes, review the actual policy language—not just the summary. Pay particular attention to:

Covered perils: What specific causes of loss are covered? Are theft and vandalism included or excluded?

Exclusions: What situations void your coverage entirely? Many policies exclude coverage if you don’t maintain certain standards.

Conditions and requirements: What must you do to maintain coverage? Weekly inspections? Maintained utilities? Specific security features?

Sublimits: Are there caps on specific types of losses (hail damage, theft, etc.)?

Deductibles: What’s your out-of-pocket cost per claim? Higher deductibles mean lower premiums but more risk.

Policy term: Can you get a shorter term if you only need 3-6 months of coverage?

Step 5: Bind Coverage Before Vacancy Begins

Don’t wait until your property is already vacant to purchase coverage. Carriers won’t bind new policies on properties that have already been vacant for weeks or months without coverage.

Ideally, purchase your vacant home insurance before your existing homeowners’ policy lapses, creating seamless coverage without gaps.

FAQ: Vacant Home Insurance in Arkansas

How long can my Arkansas home sit vacant before I need special insurance?

Most standard Arkansas homeowners’ insurance policies include vacancy clauses limiting coverage after 30-60 consecutive days of vacancy or non-occupancy. The specific timeframe depends on your carrier and policy language. Always check your exact policy before your home sits empty, and arrange specialized coverage if you’ll exceed your policy’s limits.

What’s the difference between vacant and unoccupied for insurance purposes?

Vacant means empty of furniture and personal belongings, typically with utilities shut off. Unoccupied means furnished with utilities maintained, but no oneis  currently living there. Insurance companies treat vacant properties as significantly higher risk, resulting in more restrictive coverage and higher premiums.

Can I just extend my current homeowners’ insurance to cover vacancy?

Sometimes, but not always. Some carriers offer vacancy permits or endorsements that extend coverage for an additional fee. However, these typically only work for shorter vacancy periods (60-90 days) and may exclude certain perils like theft and vandalism. For extended vacancies or high-risk situations like major renovations, specialized vacant home insurance is necessary.

How much does vacant home insurance cost in Arkansas?

Vacant home insurance typically costs 15-50% more than standard homeowners insurance for equivalent coverage. For a $250,000 Arkansas home averaging $4,023 annually for regular homeowners insurance, vacant home coverage would run approximately $4,627-6,034 annually. Actual costs depend on property location, condition, age, vacancy duration, and selected coverage limits.

Does vacant home insurance cover theft and vandalism?

Not automatically. Many vacant home policies exclude theft and vandalism unless you specifically add this coverage for an additional premium. Given that vacant properties face elevated theft and vandalism risks, this coverage is essential. Always verify whether theft and vandalism are included or excluded before purchasing your policy.

Do I need vacant home insurance if I’m just renovating for a few months?

Yes, if your renovation requires you to move out and the project extends beyond 30-60 days. Even if you’re actively renovating, once you move out, your property becomes vacant in your insurance company’s eyes. Standard homeowners’ policies often exclude coverage for vacant properties and may not cover construction-related damages. Depending on your renovation scope, you may need vacant home insurance, builders’ risk insurance, or both.

What happens if I file a claim and my insurance company discovers my property was vacant beyond my policy’s limits?

Your claim will likely be denied in full or substantially reduced. Insurance companies investigate claims thoroughly, and they will discover vacancy through utility records, neighbor statements, and property inspections. Filing a denied claim wastes your time, delays repairs, and can make it harder to get coverage in the future. Always maintain proper coverage for your property’s actual status.

Can I get vacant home insurance for a property I’m flipping?

Yes, but you need specialized dwelling insurance designed for investment properties, not standard vacant home insurance. Property flippers typically need dwelling fire policies (DP-1 or DP-3) combined with builders’ risk coverage if doing renovations. These policies specifically cover non-owner-occupied properties undergoing renovation and resale. OZK Insurance specializes in coverage for Arkansas real estate investors and property flippers.

Does vacant home insurance cover damage from frozen pipes?

It depends on your specific policy and whether you maintained proper heating. Most vacant home policies cover sudden, accidental water damage from burst pipes IF you maintained heat at a minimum temperature (typically 55°F) or if you properly drained your plumbing system. If pipes freeze because you failed to maintain the required heat or properly winterize the property, claims may be denied.

Will vacant home insurance cover my property if it’s being used for storage?

Maybe, but you need to disclose this to your insurance company. Storing personal belongings may change your property from “vacant” to “unoccupied,” potentially affecting coverage and premiums. If you’re storing business inventory or equipment, you may need additional commercial insurance coverage. Always be transparent with your agent about how you’re using the property.

Protect Your Vacant Arkansas Property Today

Every day your Arkansas property sits vacant without specialized insurance is a day you’re gambling with potentially your largest financial asset. Whether you’re a snowbird heading south for the winter, a homeowner undergoing major renovations, a property investor flipping houses, or managing an inherited estate property, the right coverage makes the difference between financial security and devastating loss.

Standard homeowners’ insurance wasn’t designed for vacant properties. The moment your home sits empty beyond your policy’s vacancy limit, you lose most or all of your coverage—exactly when your risks are highest.

At OZK Insurance, we specialize in protecting Northwest Arkansas property owners through life’s transitions. As a 100% independent agency, we’re not locked into one carrier’s products. We shop the entire Arkansas insurance marketplace to find you specialized vacant home coverage that actually protects you—at prices that won’t break your budget.

Our vacant home insurance expertise covers:

• Snowbird properties for Arkansas residents spending winters elsewhere
• Major renovation projects requiring extended vacancies
• Estate properties during probate and settlement
• Properties for sale between moving out and closing
• Investment properties and fix-and-flip projects
• Rental properties between tenants
• Second homes and seasonal properties

Why Arkansas homeowners choose OZK Insurance:

✅ Specialized expertise in non-standard property insurance 

✅ Multiple carrier options for competitive pricing 

✅ Local knowledge of Arkansas weather risks and market conditions 

✅ Fast quotes typically within 24 hours 

✅ Personalized service from our Rogers, AR office 

✅ Claims support if you ever need to file

Don’t leave your vacant Arkansas property exposed. Get specialized coverage that actually protects you.