Vacant properties aren’t just empty, they’re exposed.
Across Oldham, rising property voids are silently putting landlords at risk. From shuttered retail units on Yorkshire Street to unused residential properties in Derker and Glodwick, hundreds of buildings sit unattended for weeks or months at a time.
At first glance, they seem secure: locked, boarded, alarmed.
But inside, problems are brewing.
Leaks go undetected.
Squatters find shelter.
Pipes burst.
Fires start.
And worst of all?
Insurance claims get denied, not because the damage was your fault, but because you couldn’t prove you were monitoring the site.
“Most landlords think they’re covered, until they read the small print after the damage is done.”
Regional Claims Handler, Northern Insurance Group
In this guide, we unpack:
- Why Oldham’s unoccupied buildings are increasingly targeted
- What insurance providers are quietly demanding behind the scenes
- Real-life examples from across the borough
- And how Vacant Property Inspections (VPIs) ensure you’re protected, compliant, and prepared
Whether you own a single property or manage a portfolio across Greater Manchester, if any of it sits empty, even for a few weeks, this is the most important article you’ll read this year.
Why Oldham’s Vacant Properties Are Being Targeted
Oldham is no stranger to transition.
Once a thriving textile and industrial centre, the borough is now home to a mix of redeveloped estates, high street closures, and aging commercial stock, many of which now sit quietly unoccupied.
But vacant doesn’t mean forgotten.
Unwatched buildings across Lees, Royton, Chadderton, and Oldham town centre are increasingly being targeted by opportunists, because they know something many landlords don’t:
Empty buildings don’t get inspected, and that makes them easy.
📈 The Numbers Behind the Problem
Recent local data highlights a sharp rise in property-related incidents across the borough:
| Issue | Incidents in Oldham (2023) | Trend |
|---|---|---|
| Fly-tipping around commercial sites | 3,024 | ↑ 11% year-on-year |
| Fires in unoccupied buildings | 26 (confirmed by GMFRS) | ↑ Significant increase |
| Squatter activity | Multiple reports in Glodwick, Derker, and Werneth | ↑ Ongoing concern |
| Theft & vandalism | 219 logged across borough | ↑ 9% YoY |
Fly-tipping behind closed gates.
Graffiti and smashed glass.
Illegal occupation of residential voids.
Electrical faults in shuttered takeaways.
This isn’t speculation, these are real, recorded problems happening to real buildings in Oldham.
🧱 Why the Area Is So Vulnerable
Several factors make Oldham’s vacant properties especially attractive to intruders and vulnerable to environmental damage:
- Ageing building stock with older plumbing and electrics
- Slow re-let times due to economic conditions or planning delays
- High footfall town centres with underused retail and upper-floor space
- Out-of-area landlords managing properties remotely
- Vacant buildings in mixed-use areas, surrounded by active premises
These conditions don’t just lead to damage; they lead to insurance rejection when the time comes to claim.
🧯 And It Doesn’t Stop at Crime
Many landlords associate risk only with break-ins or theft, but the most expensive issues often stem from things like:
- A slow leak in an upstairs flat
- Water ingress after heavy rainfall
- Arson in unsecured commercial units
- A blown fuse box left unnoticed for weeks
Most of these are completely preventable, but only if someone’s looking for them.
That’s where Vacant Property Inspections come in.
You’ve boarded the windows.
You’ve changed the locks.
You even have CCTV watching the front door.
So, your vacant property is safe, right?
Not quite.
Most landlords in Oldham assume an empty building is low risk.
But in the eyes of insurers, surveyors, and loss adjusters, an unoccupied property is one of the highest-risk assets you can hold.
Here’s why.
🔍 Problems Don’t Always Start with People
We often associate building damage with crime, but the most expensive issues usually start with something small and unseen:
- A leaking roof tile after a storm
- A corroded pipe slowly dripping under a sink
- A live fuse box in a damp wall cavity
- Rats or pests nesting in unused rooms
In a tenanted property, these get spotted and reported.
In a vacant one?
They go undetected, for days, sometimes weeks.
By the time you discover the damage, the repair bill is three times higher, and your vacant property insurer may be asking questions you can’t answer.
📄 What Insurance Really Cares About
The number one reason insurance claims for vacant buildings are denied.
Lack of evidence that the property was being inspected.
It doesn’t matter how secure the building felt.
If your policy says, “weekly inspections must be carried out and documented,” and you didn’t do that, you’re out of pocket.
Insurers in Oldham are increasingly strict when it comes to:
- Regular inspection intervals (usually every 7 days)
- Time- and location-stamped photos
- Formal reporting of hazards or risks
- Evidence of action taken when issues are found
Without those?
Your policy may not hold up, no matter how comprehensive the cover seems on paper.
🧾 The Gap Most Landlords Miss
| Common Oversight | Impact |
|---|---|
| No inspection report | Claim delayed or refused |
| No proof of last visit | Insurer argues “lack of due diligence” |
| Utilities left live | Increased flood/fire risk; cited as negligence |
| No hazard log or escalation plan | Insurer claims landlord failed to act on known threats |
These aren’t rare scenarios, they’re the top 5 causes of denied claims across many UK insurers.
✅ What Vacant Property Inspections Do
Professional inspections give you what insurers need to see:
- Time-stamped reports
- Photographic walkthroughs
- Utility status notes
- Hazard detection
- Written proof of active property management
This isn’t just “checking in”, it’s building a paper trail of responsibility.
And that paper trail is what protects your investment when the worst happens.
professional vacant property inspections in Oldham
Stay compliant, avoid costly surprises, and protect your property from just £30 per month + VAT.
Get started with a free consultation today.
The Cost of Getting Caught Out
There’s a reason why insurance policies have so many clauses around unoccupied buildings, because when something goes wrong, it’s rarely minor.
Vacant properties attract more than just attention, they accumulate risk.
And without proper inspections, these risks go unnoticed until the cost is unavoidable.
Here in Oldham, we’ve seen landlords lose thousands, not just due to the incident itself, but because their claim was rejected for one simple reason:
“We couldn’t see evidence that the building was being managed.”
🔎 Real Costs of Avoidable Incidents in Oldham
| Incident | Typical Cost (No VPI) | Could It Be Prevented? |
|---|---|---|
| Arson-related fire damage | £8,000 – £20,000+ | ✅ Yes |
| Squatter eviction (residential unit) | £3,000 – £7,500 | ✅ Yes |
| Theft from empty shop | £2,000 – £6,000 | ✅ Yes |
| Internal flooding from leak | £5,500 – £11,000 | ✅ Yes |
| Insurance claim rejection | £0 payout + full liability | ✅ Yes |
🧯 These Aren’t Just Big Events — They Start with Small Misses
- A slow drip behind a kitchen unit that’s left unnoticed for 14 days
- A broken window in a side alley no one sees until two weeks later
- A flickering security light that eventually shorts out and causes a spark
- A squatter who enters through a fire escape left unmonitored
Each of these started as a tiny issue.
But with no inspections in place, they spiralled into costly, and in some cases, uninsured, disasters.
💷 The VPI Perspective: Small Cost, Big Protection
Our vacant property inspections in Oldham start from £30 per week, and include:
- Site checks
- Photographic documentation
- Utility and security review
- Risk detection
- Full reporting, aligned with your insurer’s policy wording
For the cost of a takeaway meal, you get:
✅ A detailed record
✅ Proactive risk spotting
✅ Proof that you’ve done your part
✅ Peace of mind
And most importantly, when something does happen, you’ll have the evidence you need to get paid.
What Your Policy Doesn’t Tell You, But Expects
Most landlords in Oldham believe they’re covered just because they’ve paid their premium.
But when a property becomes vacant, even temporarily, the rules change.
And those rules are rarely obvious until it’s too late.
While your insurance documents may span dozens of pages, the clauses that really matter for vacant property cover are often buried in the fine print, under terms like “conditions precedent,” “unoccupancy endorsements,” or “warranty obligations.”
Miss one of these, and your policy can become completely void, even if you’ve paid every instalment on time.
🕵️ What Your Insurer Actually Wants
We’ve reviewed dozens of vacant property policies from leading UK insurers, and the recurring expectations are clear:
| Insurer Expectation | Why It Matters |
|---|---|
| Weekly third-party inspections | Proves the property is actively managed and not abandoned |
| Time- and geo-stamped photos | Prevents disputes about when and where checks occurred |
| Hazard reporting | Shows you’re identifying and responding to risks |
| Utility status reviews | Demonstrates awareness of fire, flood, or gas exposure |
| Record retention for audits | Supports claims and protects you in the event of dispute |
🔍 What Happens If You Miss a Requirement?
| Scenario | Insurer Response |
|---|---|
| No inspection report on file | Claim refused — policy conditions not met |
| Photos missing or undated | Damage timeline questioned — potential rejection |
| No escalation process after discovering a hazard | Liability shifted to property owner |
| Utilities left live (against policy terms) | Cited as negligence — cover denied |
Even if the damage wasn’t your fault, insurers can (and often do) withhold payment based on technicalities.
✅ This Is What Our VPI Service Was Designed For
Every inspection we carry out in Oldham includes the exact elements your policy expects:
- Date- and location-tagged photos
- Professional reports, written in clear, claim-friendly language
- Notes on hazards, access points, perimeter risks, and internal issues
- Optional reporting templates tailored to specific insurer formats
- Secure digital record keeping for 3+ years
We don’t just help you spot problems; we help you build a legal defence in the event something goes wrong.
And when insurers ask:
“Can you prove you’ve been managing this building?”
You’ll have the evidence they need.
How Our Oldham VPI Service Works
If your property is sitting empty, you don’t just need someone to “check in”, you need a professional, reliable, and insurer-compliant inspection that proves you’re actively managing the risk.
That’s exactly what our Vacant Property Inspection (VPI) service delivers.
We work across the entire Oldham borough, including Royton, Chadderton, Lees, Werneth, Failsworth, Glodwick, and the town centre, supporting landlords, property managers, estate agents, and housing associations with fully documented protection for vacant buildings.
🏢 Who It’s Designed For
Our service is perfect for:
- Commercial landlords with void periods
- Residential landlords with gaps between tenants
- Developers and builders awaiting planning or sales
- Retail units awaiting re-let or refurbishment
- Asset managers or receivers holding properties during administration
- Out-of-area investors who can’t check the site in person
Whether you manage a single terraced house or a multi-unit commercial site, if it’s unoccupied, you’re exposed.
🔍 What’s Included in Every Inspection
| Inspection Area | What We Check & Document |
|---|---|
| Access Points | Doors, windows, gates — checked for signs of damage, tampering, or forced entry |
| Perimeter Condition | Dumped waste, graffiti, signs of trespassing, broken fencing or signage |
| Internal Environment | Water leaks, damp, fire hazards, vandalism, signs of squatter presence or pest activity |
| Utilities Review | Gas, water, and electric checked for isolation or safe status |
| Security Systems | Alarms, locks, fire exits, and basic safety features reviewed |
| Hazard Identification | Any emerging issues recorded with escalation protocol if urgent |
| Photographic Report | Time- and location-stamped images of all key areas |
| Insurer-Compliant Format | Reports tailored to your specific insurance policy wording |
All inspections are carried out by SIA-licensed professionals, fully trained in hazard detection and vacant property protocols.
📄 After Each Visit, You’ll Receive:
- A professional PDF report, including:
- Date, time, inspector name
- Notes on condition and observations
- Photographs of every key check
- Any recommended next steps
- Secure storage of the report
- Optional cloud access for estate teams or asset managers
- Real-time alerts if serious issues are discovered
We can also liaise directly with your letting agent, facilities team, or insurance provider if required.
💷 Flexible Pricing with No Contracts
- Prices start from £30 per inspection + VAT, depending on:
- Property type
- Location
- Frequency (weekly / twice weekly / bespoke)
- No long-term tie-ins
- Pause or adapt your plan as tenants move in or out
- Emergency response options available if an issue is discovered during inspection
“Since using the VPI service, we’ve had two claims approved without delay. Their reports are spot on and exactly what the insurer needed.”
Property Owner, Oldham Town Centre
Oldham Case Studies – Proof It Works
These aren’t theoretical examples or generic claims.
They’re based on real incidents and real clients across Oldham who avoided major loss, or successfully claimed, because they had a professional VPI system in place.
🔥 CASE STUDY 1: Electrical Fire Prevented in Lees
A vacant former takeaway in Lees was awaiting refurbishment. During a routine VPI, our inspector noticed a faint burning smell near the rear storage room. Upon checking the fuse board, they identified scorch marks around an overloaded socket.
The landlord arranged an electrician that same day. The socket was disconnected and rewired before any fire occurred.
Risk: Electrical fire
Outcome: Resolved pre-ignition
Cost Saved: £12,000+ in fire and smoke damage
Insurer Feedback: “Inspection history shows active site management, full cover remains in place.”
💧 CASE STUDY 2: Water Leak Detected and Stopped – Chadderton
An unoccupied semi-detached property was being held between tenants. Our inspection found damp flooring in an upstairs bedroom. A radiator valve had cracked, causing a slow leak.
Because the property was checked weekly, the issue was spotted early. The leak was stopped and flooring dried out before structural or electrical damage occurred.
Risk: Internal water damage
Outcome: Repairs carried out within 48 hours
Cost Saved: £6,000+ in potential flooring, plaster and wiring repairs
Claim Status: No claim required, full resolution from landlord’s maintenance team
🚪 CASE STUDY 3: Squatter Entry Blocked – Oldham Town Centre
Our officer inspected a vacant commercial unit on Union Street and noticed damage to the rear fire exit. Inside, there were signs of early occupation, sleeping bag, litter, and disturbed furniture.
The client was notified immediately, and the site was secured with new metal sheeting that same evening. Had it gone unchecked another week, formal squatter rights might have applied.
Risk: Illegal occupation
Outcome: Entry blocked before full occupancy
Cost Saved: £5,500+ in legal fees, clean-up, and missed rental opportunity
Landlord Comment: “The report and fast alert stopped a situation spiralling.”
🧱 CASE STUDY 4: Insurance Claim Approved Due to Documentation – Glodwick
A commercial landlord submitted a claim for vandalism after windows were smashed, and interior walls graffitied in a long-vacant office unit. The insurer requested evidence of ongoing risk management.
Thanks to our VPI service, the landlord provided six months of time-stamped inspection reports and photos showing previously secure conditions. The claim was paid in full.
Risk: Claim denial
Outcome: Evidence accepted, payout approved
Cost Saved: £4,200+ in repairs covered by insurer
Insurer Note: “Policy conditions fully met thanks to third-party inspection records.”
Secure Your Empty Property in Oldham With A VPI Inspection
Stay compliant, avoid costly surprises, and protect your property from just £30 per month + VAT.
Get started with a free consultation today.
📣 Real Stories. Real Savings.
Every one of these incidents could’ve led to:
- Unrecoverable costs
- Insurance disputes
- Reputational damage
- Lost rental income
But with proper Vacant Property Inspections, they didn’t.
These stories are just a fraction of the work we do across Bolton every week, and the peace of mind it brings to landlords, agents, and FMs who don’t have time to check every site themselves.
Call us today on 0800 035 6607 to arrange your
Frequently Asked Questions About Vacant Property Inspections (VPIs)
What is a Vacant Property Inspection (VPI)?
A VPI is a professional check of an unoccupied building, designed to spot risks such as leaks, fire hazards, intrusions, or vandalism, and provide written, photographic evidence for your insurance.
Do I really need one in Oldham?
Yes. Oldham has a growing number of fly-tipping, squatting, and fire-related incidents in empty properties. Regular inspections prove to insurers that you’re managing the risk.
How often should I have my property inspected?
Most insurers require weekly inspections for vacant buildings, especially for commercial or high-value residential properties. Some may accept bi-weekly, but weekly is safest.
Can I carry out the inspections myself?
Insurers prefer third-party inspections carried out by trained professionals. DIY visits usually don’t include formal reports or time-stamped photographic evidence, and often aren’t accepted in a claim.
What does the inspection include?
We check access points, utilities, interior and exterior hazards, perimeter condition, fire risks, signs of occupation or trespass, and much more, all documented in a detailed report.
What kind of report do I receive?
You’ll get a professional PDF report with:
Date and time of inspection
Inspector details
Notes on conditions and risks
Photos of all key areas
Any urgent issues clearly flagged
Will the report meet my insurance requirements?
Yes. Our reports are formatted to align with the most common policy conditions in the UK and include the documentation insurers typically request during a claim review.
Photos of all key areas
Any urgent issues clearly flagged
What areas in Oldham do you cover?
We operate across the entire borough — including Chadderton, Royton, Glodwick, Derker, Lees, Failsworth, Hollinwood, and the town centre.
What happens if you find a serious issue?
We notify you immediately via phone and email. Depending on the issue, we can help arrange urgent services like boarding, plumbing, or isolation of utilities.
Can this service be used for residential and commercial properties?
Yes. We inspect everything from empty terraced houses and student flats to shops, pubs, offices, warehouses, and industrial units.
How much does it cost?
Prices start from £30 per inspection, with flexible options based on location, inspection frequency, and property size. There are no long-term contracts.
How do I get started?
Just contact us for a free consultation. We’ll assess your needs, review your insurer’s requirements, and create a tailored inspection schedule to keep your property protected and your policy valid.
