Insurance for Summer and Seasonal Homes: The Risk of an Empty House

Many families spend the summer in a house outside the city or by the sea. The Black Sea coast of Sarıyer, around Kilyos and Rumelifeneri, is one of the places where summer homes are common, and some expats working in Maslak or Levent keep a seasonal house there for weekends. What summer homes have in common is that they stand empty for a large part of the year. That creates particular insurance risks. This guide explains how to insure a seasonal home and what you can do about the empty-house risk.

Why an empty house is a different risk

In a home that is lived in all the time, small problems are usually noticed early. A dripping pipe, water coming through the roof or a forced lock is spotted quickly and dealt with. In an empty house, the same problem can grow unnoticed for weeks or even months. A small leak can eventually ruin ceilings, parquet floors and furniture.

The same applies to theft. Once it becomes clear that a house is empty, the risk rises, and by the time a break-in is discovered a long time may have passed. For this reason, insurers may assess seasonal homes differently from homes that are permanently occupied.

Check the policy conditions for vacant periods

Some home policies have special conditions that apply when the house is left empty for longer than a certain period. These can affect theft cover and internal water cover in particular. When you take out a policy, make sure you know the answers to these questions:

• Was the policy issued knowing that the house is used seasonally?
• Is theft cover valid while the house is empty, and under what conditions?
• Is internal water damage also covered while the house is empty?
• Do you need to tell the insurer if the house will be empty for a long time?

The most important point is to declare correctly at the quote stage how the house is used. A policy written as if the house were occupied all year can cause problems at claim time if it is actually used only in season.

The main risks for summer homes

For seasonal homes close to the coast, the main risks are:

• Theft: houses that stay empty for long periods can become targets. Pay attention to policy conditions such as signs of forced entry.
• Internal water and freezing: in winter, frozen pipes and burst plumbing can cause serious damage.
• Storm: on the coast, wind and storms can damage roofs, windows and outdoor features.
• Damp and humidity: closed-up houses can develop damp problems, but damp that builds up gradually is usually not treated as sudden damage and may be excluded.
• Electrical damage: appliances left on or faulty wiring can start a fire.

Practical steps to reduce the risk

Insurance exists to pay for damage, but preventing damage is always better. Taking these steps when you close the house for the season reduces risk and shows the insurer that you acted with care:

1. Turn off the main water valve and consider draining the pipes for the winter.
2. Unplug appliances you do not need and, if possible, switch off the main electrical fuse.
3. Check door and window locks and strengthen them if necessary.
4. Do not leave valuables in the summer house, or store them securely.
5. Ask a trusted neighbour or the site staff to check the house regularly.
6. Consider an alarm or a camera system you can monitor remotely.
7. Photograph the house and its contents at the end of the season.

These photos act as concrete evidence of the condition in which things were left. If you rent the house out or lend it to guests during the season, tell the insurer, because the way the house is used can directly affect how the policy is assessed. For short-term lets, ask at the quote stage how damage caused by guests is handled.

DASK and earthquake cover apply to summer homes too

If the summer house has a title deed (tapu), the DASK requirement applies here as well. Under Law No. 6305, homes with a title deed must have DASK, Turkey’s compulsory earthquake insurance, and the policy is requested when opening utility subscriptions. This applies equally to foreign owners. DASK covers the building up to a set limit; for the contents and any building value above the limit, earthquake cover can be added to home insurance. Earthquake risk exists all year, so the policy should run without a break through the empty months.

Some owners think about insuring the house only for the summer to save money. Yet much of the risk arises in winter, when the house is empty. Frozen pipes, storm damage and break-ins often happen out of season, so keeping the policy in force all year is essential for real protection.

What to do if you find damage

If you find damage when you open the house, photograph it first, report any theft to the police and notify the insurer or your agent without delay. Not knowing exactly when the damage happened can complicate the process, so it helps to have the house checked regularly and to note the dates. For the steps after water damage, see our guide water damage at home: what to do.

You can review the options on our home insurance page. As Ailenizin Sigortacısı, we compare the terms of different insurers to choose the policy that fits how you use your summer home. Call +90 530 375 89 61 or message us on WhatsApp for a quote, with support available in English.