In Stourbridge, West Midlands, for example, 19 homes were destroyed after a nearby golf course caught fire, quickly spread and ignited everything in its wake.

After the heatwaves and the fires, come the storms and floods – bringing the heightened risk of flooding and property damage. The rain, when it eventually arrived, has been welcome but it creates the significant risk of surface flooding.

When the heavy rain meets the sunbaked, parched ground, the water runs across the surface and collects in lower-level areas, which is why properties on lower ground are at particular risk of flooding.

Unoccupied residential properties are at greater risk, given the lack of residents on site and able to respond promptly a problem arises. If the property is not regularly checked by neighbours, family or executors, the potential risk of significant damage is significant.

Further, more homes are unoccupied than ever before. Government statistics reveal that the number of empty homes in England rose by 26% in the last decade (754,264 in 2025 compared to 600,179 in 2015).

Subsidence

Also, we could be looking at increasing subsidence-related problems. The last ‘drought summer’ of 1976 was followed by a significant rise in subsidence - more specifically, ‘heave’ claims as the ground swelled up again.

This was quite an eye opener for the insurance industry, as subsidence had not been a 'standard peril’ (competition had recently expanded to include it as a ‘free extra’ without understanding the financial costs.

Today, the risk is much better understood and insurers generally either don't provide it; or it is subject to postcode analysis and high excesses. Though many, if not most, unoccupied property policies do not cover subsidence at all - Watchman provides cover as standard (subject to postcode).

There are, however, few small subsidence claims. They average around £25,000 but can be significantly higher. Importantly, any practitioner who arranges insurance now is potentially negligent if they don't try to include subsidence cover.

The extreme weather is a reminder that executors and trustees and their legal advisers must be alert to the implications of sustained hot weather; and the increased risk of flooding and subsidence to empty probate properties. They must check robust property insurance is in place to protect the property against the risks, otherwise the saleability of the property may be affected.

Unoccupied properties are not only at risk of flooding and storm damage; and fire damage from wild fires. There are also risks from electrical faults; structural disrepair; and criminal damage. It is crucial that bespoke unoccupied domestic property insurance is in place to cover all the risks. This is why Watchman Insurance particularly deserves serious consideration.

Watchman

A Watchman policy is simple to arrange, cost-effective and geared specifically to cover the risk of residential properties which are unoccupied after the death of the owner (or where the owner has gone into care).

Importantly, unlike many similar policies, Watchman’s policy usually covers risks including malicious damage and subsidence. The property will need to be checked every 30 days, but this is less onerous than other policies that require a check every 7 days.

Many other unoccupied residential property insurance policies also demand payment of an upfront premium, which can add to any potential cashflow problems. However, with the Watchman policy there is no such requirement – only a small initial deposit is required for cover to be in place. Cover is calculated at a fixed daily rate; and the full insurance premium is then paid on completion of the sale or (if earlier) within 12 months. Cover can be arranged on the same day by telephone from a friendly and knowledgeable team or contact us for a quote here.

Transparency is an important element of the Watchman policy, with no hidden charges or cancellation fees.

If you are an executor or acting for executors, it is important to remember that arranging adequate insurance is vital. As trustees, there is a legal duty to protect and preserve estate assets and if the property – often the most valuable asset - is inadequately insured and financial loss is caused to the estate as a result, the trustees could be personally liable for such losses.

Arranging adequate insurance ought to be considered a first step: those responsible for empty properties should arrange and keep a record of regular practical checks of the property – particularly in extreme weather conditions.

Inspections

Watchman also offers a professional inspection service designed to give you peace of mind. Our thorough assessments can help identify key issues early including property damage from extreme weather conditions; so, you can be confident that the property remains safe and well-maintained throughout the probate process. For further information contact the team here.