Vacant home checklist for Houston: avoid damage and fines
Leaving a house empty in Houston for more than a few weeks can get risky fast.
Vacant homes are more likely to attract trespassers, vandalism, slow water damage, and even city code violations if they are not kept secure and maintained. Over time, that is how a property that once felt like an asset can quietly turn into a source of stress, surprise bills, and lost value.
This vacant home checklist for Houston owners is a simple, step by step vacant property inspection checklist you can use every time you visit the property. It will help you protect the house, keep it looking cared for, and lower the chance of expensive surprises, city fines, insurance problems, or even people trying to stay in the property without your permission.
If at any point you feel overwhelmed or the property is starting to feel like too much, you can always book a quick call on our calendar
or call 832-500-8246 to talk through your options with Amroc Homes.
For a deeper breakdown of carrying costs and exit options, you can also read our guide Vacant Property in Houston: Costs, Risks, Options Today on Amroc Insights.
Who this Houston vacant home checklist is for
This guide is built for owners who:
Inherited a house they are not ready to sell yet
Moved out and are waiting to list or rent
Own a rental that is sitting empty between tenants
Are holding a property during or after renovations
Have a second home in the Houston area they only use a few times a year
If any of these sound like you, use this checklist as your simple do this next plan for vacant property maintenance in Houston.
Step 1: Decide how long the house will stay vacant
Before you touch the locks or the lawn, decide how long the house is likely to sit empty. Your answer affects insurance, security, and how often someone needs to visit.
Short term vacancy
If the home will be vacant for a few weeks up to a couple of months, you can treat it almost like a long trip. You still secure it and set a check in schedule, but most systems can stay on at safe levels.
Long term vacancy
If the home will be empty for more than 30 to 60 days, many standard homeowners policies start to limit or exclude coverage unless you add a special vacant home insurance endorsement or separate policy. Many insurers now apply a vacancy clause that restricts coverage once a property sits empty for that 30 to 60 day window, because the risk of undetected leaks, theft, and vandalism goes up.
Add to your checklist:
Call your insurance agent and clearly say the property will be vacant, not just we will be away.
Ask what is covered, what is not, and whether you need a vacant home insurance endorsement or a separate vacant property policy.
Ask about any specific steps they expect you to follow, such as shutting off water, keeping heat or air at a minimum setting, or doing regular inspections.
Step 2: Secure doors, windows, and access points
Houston treats unsecured vacant buildings as a safety problem. Under city rules, owners must keep doors and windows on vacant portions of a building secured and maintain the property so it does not become a nuisance or dangerous structure.
Exterior doors
Install quality deadbolts on every exterior door.
Use solid doors, not hollow interior doors, for any entry from outside or from the garage into the house.
Remove any old lock boxes or visible spare keys.
Check that door frames are not rotten or loose. Reinforce with longer screws in hinges and strike plates.
Windows and sliders
Make sure every window closes and locks. Replace missing or broken latches.
Add simple window pin locks or security film to ground floor and easily reached windows.
Close and lock sliding doors, then use a dowel or bar in the track for extra security.
Garage, gates, sheds
Reset the garage opener code and consider unplugging the motor if the garage will not be used.
Lock side gates, sheds, and any backyard storage.
Walk the fence line and repair gaps that could invite trespassers.
Step 3: Reduce squatters and unwanted visitors
Vacant properties can invite crime, especially if they look abandoned. Your goal is to make the home look lived in and watched, even when no one is staying there full time. That simple shift is often what keeps curious trespassers from turning into long term squatters who try to treat your property as their own.
Make the property look lived in
Use programmable timers for a few interior lights to turn on and off at normal evening hours.
Keep blinds and curtains in their usual positions, not fully closed all day.
Park a car in the driveway sometimes if possible.
Add visible security
Install motion activated lights at entry points.
Consider cameras or a monitored system with a simple yard sign at the front.
Post No trespassing signs in a couple of visible spots.
Build a small local watch team
Ask one trusted neighbor, friend, or family member to be your main contact and to do regular drive-bys or quick walk arounds.
Give them your number, and list them as an emergency contact with your alarm company if you have one.
Ask them to text you photos if they notice anything off, like lights on, broken glass, or people around the property.
If you already know you do not want to keep the property long term, this is a good moment to have a conversation about selling before things get worse. That is exactly what our Vacant Property Solutions
service in Houston helps owners evaluate. You can book a call on our calendar
or call 832-500-8246 to talk through your situation.
Step 4: Protect the inside from water, fire, and system failure
Many of the worst vacant home losses come from slow leaks, busted pipes, and electrical problems that no one notices for days or weeks.
Add these items to your interior checklist:
Water and plumbing
Turn the main water valve off if the home will be fully vacant and not needed for showings.
Ask your insurance agent or a plumber whether you should drain pipes, especially during colder months or hard freezes.
At minimum, run faucets and flush toilets during every visit to keep traps from drying out and to spot slow leaks.
HVAC and humidity
Houston heat and humidity can be rough on an empty house.
Set the thermostat to a stable temperature, usually in the upper 70s in summer and low 60s in winter, or as your HVAC professional recommends.
Change air filters so the system does not strain.
Keep interior doors open so air can circulate.
Electrical and gas
Unplug nonessential appliances and electronics.
Turn off breakers for circuits that do not need power, but keep power to the alarm, lights, and HVAC if needed.
If the property uses gas, have a professional check for leaks and decide whether to leave gas on for heat or shut it off at the meter.
Step 5: Keep the exterior clean and code compliant
Houston code expects owners to maintain property in a safe and sanitary condition. Overgrown grass, trash, and obvious neglect can attract both trespassers and city attention.
Add these exterior tasks to your vacant property maintenance checklist:
Mow the lawn regularly and trim bushes that block windows or doors.
Remove trash, old furniture, appliances, and debris from the yard.
Keep gutters and downspouts clear so water flows away from the foundation.
Make sure address numbers are visible from the street for police, fire, or city inspectors.
If the property already has boarded windows or structural issues, talk with a contractor or code professional before it becomes a dangerous building problem under city rules.
Step 6: Set up documentation, insurance, and a simple file system
You want proof that you are caring for the property and a clear record if something goes wrong.
Take clear photos and short videos of every room, key systems, and the outside. Save them in a labeled folder with the date.
Keep copies of your insurance policy, any vacant home insurance endorsements, and any letters from the city in one place.
Keep a simple log of every visit, who checked the property, and what they did. This can help with insurance and with city enforcement if you ever need to show that you are maintaining the property.
Title fraud and deed scams often target neglected, low attention properties. Keeping your records organized, opening your mail, and checking county records from time to time is another layer of protection for a vacant home you plan to keep.
Step 7: Create a recurring schedule
A vacant home is not a set it and forget it situation. You need a steady rhythm. Treat this as your basic vacant property maintenance in Houston routine.
Every week
Drive by or have someone drive by, day and night, at least once.
Check that doors and windows are closed and locked.
Look for signs of entry, new trash, or damage.
Every month
Walk the inside and outside fully.
Run water, flush toilets, and check under sinks.
Test smoke detectors if they are still in use.
Take a few new photos, especially after storms.
After major storms or events
Check for roof damage, broken branches, and any water intrusion.
Verify power is still off or on where you expect it to be.
Update your log with what you found.
When a vacant house becomes more trouble than it is worth
Even with a strong checklist, some properties start to feel like they own you instead of the other way around. You might be dealing with:
Repeat break ins or squatters trying to live there without your permission
Letters or citations from the city about conditions at the property
Rising insurance costs because the home is vacant
Constant stress trying to manage everything from a distance
At that point, you have options. You can keep trying to hold and manage the property, or you can talk with a local team that deals with vacant homes all the time and can help you weigh the pros and cons of selling.
That is what Vacant Property Solutions
is for. If you want to talk through your specific situation, you can:
Or call 832-500-8246 to connect with Amroc Homes
No pressure, no one size fits all answer. Just a chance to see if keeping or selling the property makes more sense based on your goals, stress level, and what is already happening at the house.
If the property is also behind on payments, it may help to review our foreclosure education posts like Texas Foreclosure Timeline: What Each Notice Really Means and 3 ways to stop a Texas foreclosure sale before first Tuesday on Amroc Insights so you understand how vacancy and foreclosure can collide.
Quick printable checklist
You can copy and paste this into a simple document or notes app. Treat it as your personal vacant property inspection checklist.
Vacant home checklist for Houston owners
FAQ: Houston vacant home basics
Q: How long can my house sit empty before insurance becomes a problem
A: Many insurers start to limit or exclude coverage if a home is vacant for more than 30 to 60 days without special vacant home insurance coverage. Every policy is different, so the safest move is to call your agent, explain that the property will be vacant, and ask what is required to keep coverage in place.
Q: Do I have to tell the City of Houston that my house is vacant
A: There is not one single vacant house registration form for typical single family homes right now, but Houston rules still require you to keep property in a safe and sanitary condition and secured from unauthorized entry. If the structure becomes substandard or dangerous, the city can order it secured, repaired, or removed under its authority to regulate unsafe buildings.
Q: What if I already have break ins, squatters, or city citations
A: At that point, this moves past a simple checklist. You may need to involve law enforcement, a local attorney, or a code consultant, especially if people are already living there without permission or the city has started formal action. Squatter situations can get emotional and complicated fast, so it helps to have a clear plan before you show up at the property.
If you also want to know whether it makes sense to sell instead of continuing to fight with the property, we can help you walk through the numbers and options. Schedule a call on our calendar
or call 832-500-8246 to talk through the situation with Amroc Homes.
Helpful resources
For homeowners who want to dig deeper into the rules behind this checklist:
City and state rules on substandard buildings
Texas Local Government Code Chapter 214 explains how cities can require unsafe or substandard buildings to be secured, repaired, or removed when they become a danger to public health and safety.Vacant home insurance basics
The Insurance Information Institute and similar resources explain how vacancy clauses work and why many homeowners policies limit coverage after 30 to 60 days of vacancy.Disclaimer
This article is for general educational purposes only and does not provide legal, financial, or tax advice. It is not a substitute for speaking with a licensed attorney, housing counselor, financial professional, or other qualified advisor about your specific situation. Laws, policies, and lender practices can change, and every homeowner’s circumstances are different. Amroc Homes does not guarantee any particular outcome or result from using this information or from any conversation you have with our team.
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