We Buy Vacant and Abandoned Houses in Edmonton.
An empty house is not a paused asset. It keeps drawing taxes, utilities, and insurance premiums out of you every month while quietly getting harder to sell. We buy vacant houses in Edmonton as they stand, furnished, stripped bare, or boarded up, with nothing for you to clean or repair first.
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Empty Is Easier, Not Harder.
Can You Sell a Vacant House in Edmonton?
Yes, and an empty house is often the simplest kind of property to sell directly, because there is nobody to work around, no move-out to schedule, and no showings to fit into anyone's week. Edmonton Property Buyers will evaluate the property and put a written cash offer in front of you within 48 hours, whether the house is fully furnished, completely stripped, or boarded up, which is one of many real circumstances, alongside every house we buy across Edmonton, that lead people here. The harder question is usually not whether you can sell an empty house. It is what the house is costing you for every month you do not. We are not able to restore insurance coverage that has already lapsed, reverse damage that has already happened, or change a City assessment. What we can do is give you a real number quickly, so the decision stops being open-ended.
Unoccupied, Vacant, or Derelict? The Three Are Not the Same
These words get used interchangeably in conversation, but your insurer and the City of Edmonton each use them precisely, and the difference has real financial consequences.
Unoccupied
Nobody is currently there, but the residents intend to come back. The home is still furnished, the utilities are connected, and it could be lived in tomorrow. A vacation leaves a house unoccupied.
Vacant
Nobody intends to live there. Furniture may be gone and utilities may be shut off. This is the category that changes your coverage, and most owners do not realize their house has crossed into it.
Derelict
A property assessment category, not an insurance one. The City applies it to homes showing serious neglect, and it carries a higher tax rate rather than an insurance consequence.
Why the Distinction Matters More Than It Sounds
An owner who says "the house is just sitting empty for a while" usually believes they are describing an unoccupied home. To an insurer, once nobody intends to live there, it may already be a vacant one, and that reclassification can happen without any notice, form, or conversation. The policy keeps taking premiums either way.
The derelict category works differently again. It is assessed by the City during its annual property assessment process rather than triggered by anything you sign, and it attaches to the condition of the building rather than to whether coverage is in force.
The 30-Day Insurance Cliff Most Owners Miss
This is the single most expensive misunderstanding about empty houses in Canada. Many home insurance policies treat roughly 30 consecutive days of vacancy as a threshold, and once a property crosses it, coverage can be limited or voided entirely unless a vacancy permit or a separate vacant home policy has been arranged first. The policy does not cancel itself and the premiums keep coming out, which is exactly why owners assume everything is fine until they make a claim and find out it is not.
Around 30 Days Is the Common Threshold
Limits differ between insurers and between individual policies, so the only number that matters is the one in your wording.
A Vacancy Permit Is the Usual Fix
Typically added to an existing policy rather than bought on its own, and it comes with its own conditions and premium.
Winter Freezing Is a Separate Clause
Some policies exclude freezing-related water damage after only a few consecutive days unoccupied, which is far shorter than 30.
Theft and Vandalism Are Usually First to Go
Where coverage is reduced rather than voided outright, these are commonly the protections that get pulled.
Premiums Paid Is Not Covered.
A First in Canada.
Edmonton's Derelict Residential Tax Subclass
If your property has been sitting long enough to look neglected from the street, this is the part of the conversation nobody else will tell you about. The City of Edmonton created a property tax subclass specifically for derelict residential properties, which it describes as the first of its kind in Canada, and it has been in effect since the 2024 tax year. It allows a higher tax rate on homes in mature neighborhoods that show serious signs of neglect, are falling into significant disrepair, or are unlivable.
What the City Looks For
The assessment criteria are specific rather than a matter of opinion about tidiness, and the City has been clear that an overgrown lawn alone is not the trigger. Properties are assessed against conditions like these.
What Happened in the Subclass's First Year
City Council received a report on the first year of the subclass covering the 2024 tax year, when properties in the subclass were charged three times the standard residential rate. Of the 202 properties identified as derelict on January 1, 2024, the outcomes a year later looked like this.
Figures are the reported first-year results for the 2024 tax year and are not a statement of the current rate or of any individual property's status. The subclass and the City's approach to derelict and problem properties have continued to develop since. Confirm your own property's assessment with the City of Edmonton directly, and note that the City has said owners who restore a property before December 31 can avoid the additional tax for that year.
What an Empty House Costs You Every Month
None of these stop because nobody lives there, and none of them add a dollar of value to the property while you pay them.
Property Taxes
Assessed and payable regardless of occupancy, and higher still if the property is assessed as derelict.
Heat and Power
Shutting the heat off through an Edmonton winter risks far more than the bill you would save.
Vacant Home Insurance
A vacancy permit or vacant home insurance policy generally costs more than the standard coverage did.
Yard and Snow
Someone has to cut the grass and clear the walk, and the City expects it whether or not anyone lives there.
Someone to Check On It
Often a condition of vacancy coverage, and usually a favor you are asking of a family member.
We Will Not Invent a Monthly Figure for You
Plenty of pages on this topic will show you a tidy table claiming a vacant Alberta house costs a specific number of dollars a month. Those figures are almost always made up, and they are useless for your decision because your tax assessment, your utility usage, your insurance situation, and your property are not average.
The honest version is simpler. Pull your last property tax notice, your last two utility bills, and your current insurance premium, and add them together. That number is what this house costs you to own while nobody lives in it, and it is the number worth weighing against an offer.
What a Winter Does to an Empty Edmonton House
An empty house in a mild climate deteriorates slowly. An empty house here does it on a schedule. The thing that makes vacancy genuinely risky in Edmonton is not neglect in the abstract, it is that a heating failure in January has consequences within hours, and in an empty house there is nobody there to notice for weeks. The sequence is almost always the same.
The Heat Fails
A furnace quits, a breaker trips, or the gas gets shut off for non-payment on a property nobody is watching.
A Supply Line Freezes
Water expands as it freezes. Pipes in exterior walls and unheated crawl spaces go first.
The Thaw Does the Damage
The split line only releases water once things warm up, which is when the house floods rather than when it froze.
Nobody Finds It
Water runs until someone happens to attend the property, which in a vacant house can be a very long time.
Everything Else That Compounds Quietly
Freezing gets the attention because it is dramatic, but slower problems do just as much to the eventual sale price, and they all share the same cause, which is simply that nobody is inside the building.
Hours, Not Months.
Security, Vandalism, and People Who Should Not Be There
A vacant or abandoned house reads as empty from the sidewalk. This is the part of vacancy that owners worry about most and talk about least.
Break-Ins and Theft
Copper, appliances, and furnaces are the usual targets, and a stripped mechanical room turns a cosmetic property into a structural project quickly.
Vandalism and Fire Risk
Broken windows invite more of the same, and boarding up, while sensible, is also one of the conditions the City weighs when assessing a property as derelict.
Unauthorized Occupants
If someone is living in the property without authority, that changes the transaction completely and needs resolving before a sale rather than during one.
What We Will and Will Not Do Here
We buy houses with broken windows, houses that have been stripped, houses that have been boarded up for years, and houses with City notices taped to the door. None of that is disqualifying, and none of it is something we need you to fix before we look at the property. Telling us plainly what has happened produces a better offer than leaving us to discover it, because an offer built on accurate information does not need revising later.
There is one thing we handle differently. If there is anyone living in the property who has no right to be there, we are not able to remove them, enter the property, or deal with the matter on your behalf in any way. That is a legal question, and depending on circumstances it may also be a police matter.
Why Houses Sit Empty in Edmonton
Almost nobody sets out to own an empty or abandoned house in Edmonton. It usually happens because something else took priority, and then time passed.
An Estate Waiting on the Court
The house sits through administration because nobody can sign yet. Our page on probate properties covers the authority question in detail.
Inherited and Never Decided
Nobody wanted to be the one to push, so the house stayed as it was. See inherited houses for the keep, rent, or sell decision.
You Moved and It Did Not Sell
The plan was to list it and be done. The listing expired, the new city took over your attention, and the house is still here.
A Rental You Stopped Re-Renting
The last tenancy ended badly enough that finding another tenant never quite happened, and the unit has been empty since.
A Parent Moved Into Care
The house was kept in case things changed, and then keeping it became the default rather than a decision anyone actively made.
The Repairs Got Ahead of You
A project started, money ran short, and walking away felt easier than facing it. Very common, and not a reason we would judge a property.
We Walk It. You Decide.
Selling an Empty House From Another City or Province
A large share of the vacant houses we buy belong to people who do not live in Edmonton anymore. Distance is exactly why these properties sit, because every step of a normal sale, arranging a cleaning, meeting a contractor, being there for showings, assumes you can drive over on a Tuesday. A direct sale removes all of those steps rather than asking you to coordinate them from four provinces away.
We Do the Walkthrough
We attend the property ourselves and send photos and honest notes on what we found, including anything you did not know about.
Nothing to Arrange Locally
No cleaner, no contractor, no landscaper, and nobody you have to ask a favor of to let someone in.
Remote Closings Are Routine
Alberta real estate lawyers close files for out-of-province owners regularly. Ask yours early, since some signing arrangements need lead time.
Every Type of Vacant Property We Buy
Vacancy affects every kind of property in Edmonton, and the type changes the carrying costs more than it changes our answer.
Detached Houses
The most common empty property we buy.
Bungalows
Often in the mature areas the derelict subclass covers.
From Your First Call to Your Closing Date
Four steps, no cleaning, no showings, and no obligation at any point.
Tell Us About the Property
How long it has been empty is useful. So is anything you already know has gone wrong inside.
We Attend the House
We go ourselves, even if you are in another province and have not seen the place in years.
A Written Offer in 48 Hours
Explained line by line, including exactly how the property's condition affected the number.
You Pick the Closing Date
About 14 days on average, or out to 120 days if you need longer. The carrying costs stop at closing.
Why Owners of Empty Houses Sell to Us
The property has already taken enough of your attention. Selling it should not take more.
No Financing to Fall Through
Lenders are cautious about vacant and deteriorated properties, and financed deals on them collapse often. We pay cash, so there is no appraisal condition to fail.
Nothing to Clean or Repair
Empty, full, stripped, or boarded up, we take the property exactly as it stands. No clean-out to arrange and no contractor to manage from a distance.
The Carrying Costs Stop
About 14 days on average, or out to 120 days if you need it. Either way there is a date on the calendar when the monthly drain ends.
No Commissions or Fees
You receive 100% of the offer amount with nothing deducted, which matters more on a property that has already cost you money for years.
We Go to the Property
We walk Edmonton houses ourselves and have since 2018, including addresses the owners have not visited in years and cannot easily get to.
No Judgment About the Condition
We have seen houses that sat for a decade. Nobody here is going to make you feel worse about a property you already feel bad about.
What an Empty House Faces on the Open Market
Listing is genuinely the better route for some vacant properties, particularly well-kept ones. It is worth seeing both columns before you decide which yours is.
Selling Directly to Us
Listing the Empty House
Documents You May Need to Sell a Vacant House
Not every item applies, and you do not need any of it in hand before calling. This is simply what tends to come up when you sell a vacant or abandoned house.
Property Title
Confirms ownership and anything registered against the property.
Mortgage Details
Any remaining balance is paid out of the proceeds at closing.
Tax Notice
Including any derelict assessment notice the City has sent you.
Insurance Paperwork
Your current policy or vacancy permit, whichever is in force.
City Notices
Any orders, tickets, or correspondence about the property's condition.
What Edmonton Homeowners Say
Real experiences from people who sold to us directly.
Vacant Properties We Buy Across Edmonton
We buy vacant and abandoned houses in every quadrant of the city. Wherever it sits, we go to it, and we evaluate it the same way.
Northwest
- Glenora
- Callingwood
- Lewis Estates
- Castle Downs
- Griesbach
Northeast
- Clareview
- Beverly
- Highlands
- Casselman
- Fraser
Southwest
- Windermere
- Terwillegar
- Summerside
- Ambleside
- Keswick
Southeast
- Mill Woods
- The Meadows
- Bonnie Doon
- Ellerslie
- Heritage Valley
Surrounding Communities
St. Albert, Sherwood Park, Spruce Grove, Stony Plain, Leduc, Fort Saskatchewan, Beaumont, Devon, Morinville, Gibbons, and Bon Accord.
Selling a Vacant or Abandoned House, Answered
Straight answers about insurance, City assessments, condition, and selling from a distance, including the parts we are not the right people to answer.
Can you sell a vacant house in Edmonton?
Yes. An empty house is one of the simplest properties to sell directly, because there is nobody to work around and no move-out to schedule. We buy it as it stands, furnished, stripped, or boarded up. We are not able to restore lapsed insurance or undo damage already done. Send the address and we will evaluate it.
How long can a house sit empty before insurance is affected?
Many Canadian policies treat roughly 30 days as the threshold, after which coverage can be limited or voided unless a vacancy permit or separate vacant home policy is arranged. Limits vary by insurer and by policy wording. We are not able to interpret your policy or speak to your insurer for you. Call your broker and ask directly, ideally today.
What is the difference between an unoccupied and a vacant house?
To an insurer they are different things. An unoccupied home is one the residents intend to return to, still furnished and livable. A vacant home is one nobody intends to live in, often emptied with utilities off. The distinction changes what is covered. We are not able to classify your property. Your insurer decides which term applies.
What is Edmonton's derelict residential tax subclass?
It is a property tax subclass the City of Edmonton introduced for the 2024 tax year, the first of its kind in Canada, allowing a higher tax rate on homes in mature neighbourhoods that are deserted, boarded up, unfit for habitation, or abandoned partway through construction. We are not able to confirm your property's status. The City of Edmonton can.
Will selling the house remove a derelict tax assessment?
Not automatically, and we would not want you to assume otherwise. The City assesses properties annually, and has said owners who restore a property before December 31 can avoid the additional tax. Selling changes who owns it, not the assessment history. We are not able to influence, reverse, or appeal a City assessment. Speak with the City directly.
Do I need to clean out or furnish the house before you buy it?
No to both. An empty house does not need staging and a full one does not need clearing. Leave furniture, appliances, and whatever is in the garage or basement exactly where it sits, and we handle removal after closing. We are not able to sort or return specific items afterward, so take anything sentimental first.
What if the power, water, and heat have been shut off?
That is common in houses that have sat a long time and it does not stop us from buying. It does mean the walkthrough happens in daylight and that some systems cannot be tested, which we account for honestly in the offer rather than guessing upward. We are not able to reconnect utilities on your behalf before closing.
What if a pipe burst while the house was empty?
We still buy it. A burst supply line in an unheated house is one of the most common things we see in vacant properties, and our page on water damaged houses in Edmonton covers how those offers are assessed. We are not able to reverse damage or handle an insurance claim for you. Photograph everything before anything is touched.
Can you buy a house that has been boarded up?
Yes. Boarded windows, a secured door, and City notices on the property do not disqualify a house from an offer, and we have bought properties in that condition before. We are not able to clear outstanding orders or fines attached to the property on your behalf. Tell us about any notices you have received so the offer reflects reality.
What if someone is living in the house who should not be?
Tell us before anything else, because it changes the conversation entirely. We are not able to remove anyone, enter a property that is occupied without authority, or deal with a trespass matter on your behalf. That is a question for a lawyer and, where appropriate, the police. Once the situation is resolved we can move forward normally.
Can I sell my empty Edmonton house if I live in another province?
Yes, and a good share of the vacant houses we buy are owned by people who live somewhere else. We walk the property ourselves and send photos and notes, so you are not flying in to stand in an empty house. We are not able to act as your legal representative. Your lawyer handles signing arrangements.
Do I need to be in Edmonton for the walkthrough or the closing?
Generally no on both counts. We handle the walkthrough locally, and Alberta real estate lawyers routinely close files for owners who are elsewhere in the country or abroad. We are not able to advise on the specific signing method your lawyer will require. Ask them early, since some arrangements take a little lead time.
What if the house has been sitting empty for years?
Years of vacancy is not unusual in what we buy, and it does not make a property unsellable. Long vacancy tends to mean compounding issues rather than one single problem, which is exactly what an as-is cash offer is built to handle. We are not able to tell you the number before seeing it. Photos are enough to start.
Does an empty house sell for less than an occupied one?
On the open market an empty house can show poorly and invites assumptions about why nobody lives there, though it also photographs cleanly and shows on short notice. Selling directly removes the presentation question entirely, since we price the property, not the staging. We are not able to guarantee what a listing would have achieved instead.
What documents should I have ready?
The property title, any mortgage details, recent property tax information including any derelict assessment notice, your current insurance or vacancy permit paperwork, and any City orders or notices about the property. Not every item applies. We are not able to obtain these for you. Send whatever you already have and we will work from there.
My question is not covered here, who do I speak to?
Call us at +1 (587) 855-5427 or email hello@edmontonpropertybuyers.ca and we will answer plainly, including telling you when a question belongs with your insurer, the City, or a lawyer rather than with us. We are not able to give legal, tax, or insurance advice. We can tell you what the property is worth.
Tell Us About the Empty House
Send the address and roughly how long it has been sitting. We will respond within 3 hours during business hours with next steps toward a fair, no-obligation cash offer, and we will tell you honestly if listing it would serve you better.
- Nothing to clean out, repair, or stage
- You do not need to be in Edmonton
- 100% of the offer amount, no fees deducted
- A firm date when the carrying costs stop
Phone: +1 (587) 855-5427
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