Vacant properties can become vulnerable quickly. A building that looks secure on Monday can show signs of damage, water ingress, forced entry or anti-social behaviour by Friday. Without regular checks, small issues can become expensive problems.
A vacant property inspection checklist helps make sure inspections are consistent, recorded and escalated properly.
For businesses managing empty units, closed premises or low-occupancy sites, vacant property inspections can sit alongside Mobile Patrols, Keyholding and Alarm Response, Rapid Deployment CCTV, and wider Vacant Property Security support.
If you need to create a procedure for your own team, the Business Security SOP Generator can help you build a draft vacant property inspection SOP.
Why vacant property inspections matter
A vacant property is not automatically low risk. In many cases, the risk increases because there are fewer people around to spot problems. Common issues include:
- attempted break-ins
- vandalism
- water leaks
- fire risk
- fly-tipping
- rough sleeping
- unauthorised access
- damaged doors, windows or shutters
- alarm or CCTV faults
- insurance or lease compliance concerns
External perimeter checks
The checklist should include:
- boundary fencing
- gates and barriers
- car parks and yards
- external doors and shutters
- windows
- loading bays and fire exits
- signs of tampering or forced entry
The person inspecting should not put themselves at risk. If forced entry or suspicious activity is suspected, they should withdraw to a safe location and escalate according to the agreed procedure.
Doors, windows and access points
Checks should include main entrance doors, rear doors, side doors, emergency exits, shutters, windows at ground level, accessible upper windows, service doors and plant room doors.
Where a door or window cannot be secured, the issue should be escalated immediately.
Signs of forced entry or unauthorised access
This may include broken glass, damaged locks, tool marks, forced doors, graffiti, footprints, items moved from the previous inspection, or evidence of occupation.
If there are signs that someone may be inside, the inspection should stop. The matter should be escalated to the agreed contact and emergency services where appropriate.
Water leaks, weather damage and environmental issues
Where internal access is authorised and safe, checks may include visible leaks, damp patches, standing water, damaged ceilings, blocked drains, storm damage, heating concerns, unusual smells or signs of mould.
Fire, safety and hazard observations
Checks may include waste build-up, fly-tipping, combustible materials near the building, damaged fire exits, obstructed access routes, evidence of smoking, insecure plant or equipment, and broken external lighting.
Alarm, CCTV and lighting observations
The checklist should include basic observations about supporting security systems — but should not include alarm codes, CCTV login details or system passwords.
If monitoring or temporary cameras are required, Rapid Deployment CCTV may help provide additional visibility during a higher-risk period.
What should be recorded after each inspection?
A vacant property inspection report should include:
- date and time of visit
- name or role of person attending
- areas checked
- whether access was gained
- observations
- photographs where appropriate
- defects or incidents identified
- escalation actions taken
- whether the site was secure on departure
SPS clients can see how reporting works through our Client Reporting and Visibility approach.
How often should vacant properties be checked?
Inspection frequency depends on the site, risk, insurer requirements, lease obligations and local conditions. A Security Review can help identify whether current inspection frequency is proportionate.
How SPS can help
SPS Security supports organisations with Vacant Property Security, Mobile Patrols, Keyholding and Alarm Response, Lock and Unlock Services, Rapid Deployment CCTV, and Control Room support.
What should be included in a vacant property inspection?
A vacant property inspection should include checks of the perimeter, access points, doors, windows, signs of forced entry, damage, leaks, hazards, fire risks, CCTV or alarm observations, and whether the site is secure on departure.
Should vacant property inspections include photographs?
Photographs are useful where they record damage, defects, access issues, vandalism, fly-tipping or changes since the previous inspection.
Should inspectors enter a vacant property if forced entry is suspected?
No. If forced entry or unsafe conditions are suspected, the person attending should not enter. They should withdraw to a safe place and escalate according to the agreed procedure.