Your Vacant Property Doesn't Have to Be Vulnerable

Professional oversight and protection for homes during vacancy, transition, or extended absence — helping you maintain insurance compliance, prevent damage, and protect your investment.

Why vacant properties are vulnerable

When a property sits vacant — whether due to extended travel, estate transition, power of sale, or temporary relocation — it becomes vulnerable in ways most owners don't anticipate.

Without active oversight, small issues become costly problems:

Insurance complications - Many policies require regular inspections during vacancy or coverage may be denied
Municipal bylaw violations - Property standards infractions can result in fines and enforcement orders
Preventable damage - Undetected leaks, HVAC failures, or pest intrusion cause extensive damage over time
Security concerns - Vacant homes attract break-ins, squatters, and vandalism
Deterioration - Lack of climate control and maintenance accelerates wear and reduces property value

The solution isn't just checking on the property occasionally — it's structured, documented oversight that maintains compliance and protects your investment.

How Vacant Property Protection Works

Our vacant property protection program follows a clear, structured process designed to reduce risk, maintain compliance, and protect property value throughout the vacancy period.

The Process:

Step 1: Property Assessment

We begin with a thorough on-site assessment to evaluate the property's condition, identify risk factors, review insurance requirements, and assess municipal compliance considerations. This initial walkthrough allows us to understand your specific situation and concerns.

Step 2: Protection Plan Development

Based on the assessment, we develop a customized oversight plan that addresses your property's needs. This includes inspection frequency, maintenance priorities, documentation requirements, and emergency response protocols tailored to your vacancy timeline and circumstances.

Step 3: Active Monitoring & Oversight

Throughout the vacancy period, we conduct regular on-site inspections, coordinate necessary maintenance, monitor for issues, and provide detailed reporting. All activities are documented with timestamped photos and written observations for your records and insurers.

Step 4: Ongoing Communication & Support

You receive clear, timely updates on property conditions, maintenance completed, and any concerns identified. We remain accessible for questions, coordinate with contractors as needed, and adjust the oversight plan if circumstances change.

About 12 Gates Property Services

Protecting Vacant Properties is a specialized service provided by 12 Gates Property Services.

We specialize in professional property oversight for residential properties during periods of vacancy, transition, or recovery. Our work supports homeowners, investors, lenders, and real estate professionals who need reliable, structured oversight when properties are vulnerable or time-sensitive.

We help protect properties, reduce risk, and support informed decision-making—particularly when owners are not local, properties are unoccupied, or circumstances require interim management and coordination.

Our approach is built on professional training and real-world experience:

IICRC-certified in disaster recovery and remediation
Certified Mortgage Field Service Inspector
Formal training in property assessment, construction management, and municipal compliance
Licensed and insured for property oversight services

We provide structured, documented oversight that helps property owners maintain insurance compliance, meet municipal requirements, and reduce preventable loss during periods of vulnerability.

Ready to protect your vacant property?