Should You Leave Utilities On in a Vacant House?

Fall is officially here in the Sacramento area, which means the days are getting shorter.

And as a REALTOR®, this is the time of year when I really notice it.

I might be showing a buyer a home after they get off work, and by the time we arrive, it’s already getting dark. If the home is vacant, the first thing I’m hoping for is simple:

Please let the lights work.

There is nothing quite like opening the front door to a dark, empty house, flipping a light switch… and nothing happens.

Then everyone pulls out their phone flashlights.

Now we’re touring what suddenly feels less like a home and more like the opening scene of a mystery movie.

Buyers get nervous.

And honestly, I get it.

A vacant home already feels different from an occupied one. Add darkness, no power, strange shadows, and a few unfamiliar noises, and suddenly the buyer is paying more attention to what feels “off” than to the actual house.

That is one reason I usually recommend keeping at least some utilities on while a vacant home is being prepared and marketed for sale.

But electricity is only part of the conversation.

Let’s talk about what should stay on, what might be turned off, and why it matters.

Should You Leave the Electricity On in a Vacant Home?

In most cases, yes.

If the home is going to be shown to buyers, electricity is one of the last things I would want turned off.

You may need it for:

• lights

• heating and air conditioning

• garage doors

• appliances

• inspections

• appraisals

• security systems

• smoke and carbon monoxide detectors

And from a buyer’s perspective, a well-lit home simply shows better.

Even during the daytime, some rooms are naturally dark. Closets, hallways, bathrooms, garages, and interior rooms may not get much natural light.

When buyers can turn on the lights, they can actually see the house.

That sounds obvious, but you would be surprised how often I walk into vacant homes where half the bulbs are burned out or the power has already been disconnected.

Buyers Notice When Things Don’t Work

This is something sellers do not always realize.

When a buyer flips one light switch and nothing happens, they usually shrug.

When they flip five switches and nothing happens, their mind starts going somewhere else.

They begin wondering:

Is there an electrical problem?

Has the house been sitting vacant for a long time?

What else isn’t working?

That does not mean there is actually a problem.

Sometimes the electricity is simply turned off.

But perception matters when someone is deciding whether to buy a home.

A small maintenance issue can unintentionally create a much bigger question in the buyer’s mind.

What About Water?

Water is a little more complicated.

You may still need water for:

• cleaning

• toilets

• sinks

• inspections

• buyer investigations

• landscaping

• contractors

But water also creates one of the biggest risks in a vacant property.

A small leak that would be noticed immediately in an occupied home can go unnoticed much longer when nobody is living there.

That is why some homeowners keep the water service active but shut off the main water valve when the property is unattended.

Whether that makes sense depends on the home, the plumbing system, irrigation, the season, and how often someone is checking the property.

Fall and Winter Create Their Own Considerations

In the Sacramento area, fall is usually pretty mild.

But we still start seeing colder nights, shorter daylight hours, rain, and eventually freezing temperatures in some of the surrounding areas.

That means a vacant home should not simply be ignored because nobody is living there.

You may still need to think about:

• heat

• plumbing

• exterior drainage

• gutters

• irrigation

• roof leaks

• exterior lighting

• landscaping

A home can develop problems while sitting quietly.

And vacant homes are very good at developing problems quietly.

Should You Leave the Gas On?

If the home has gas heat, a gas water heater, or gas appliances that buyers or inspectors may need to test, keeping the service on may make sense.

Before disconnecting gas service, I would also find out how easy it will be to restore it.

In some cases, turning a utility back on is not as simple as flipping a switch.

You may need an appointment.

And somehow, those appointments never seem to fall on the exact day you need them.

What About Heating and Air Conditioning?

You don't need to keep a vacant home at 72 degrees.

But I usually would not want the interior temperature becoming extreme either.

During Sacramento summers, a closed-up house can get very hot.

During colder months, especially in some of our foothill communities, freezing temperatures can become a concern.

Keeping the house within a reasonable temperature range may help protect the property and also make showings more comfortable.

Nobody wants to tour a house that feels like a refrigerator.

Or an oven.

Don't Forget the Refrigerator

If the refrigerator is staying with the property, decide whether it is going to remain plugged in.

If it is on, make sure it is empty and clean.

If it is off, leave the doors slightly open.

A refrigerator that has been unplugged and closed for weeks can produce a smell that buyers remember long after they have forgotten the kitchen countertops.

Not exactly the impression we are going for.

Landscaping May Still Need Water

If the home has a lawn, trees, shrubs, or irrigation, shutting off the water completely may create another issue.

The goal is for a vacant home to not look abandoned.

There is a difference.

Dead landscaping, piles of leaves, broken sprinklers, or an overgrown yard can make buyers wonder how long the home has been sitting and what else may have been neglected.

What If You Live Out of the Area?

This is where vacant homes can become a little tricky.

If you live several hours away or in another state, you may not know that:

• a breaker tripped

• the irrigation stopped working

• a toilet started running

• a smoke detector started chirping

• a light burned out

• a package was left on the porch

• a storm knocked something over

That is why having someone local checking on the property can be so valuable.

The utilities may be on.

But somebody still needs to make sure everything is actually working.

My Simple Rule

If a vacant home is being prepared or marketed for sale, I generally recommend keeping the utilities needed to safely maintain, show, inspect, and protect the property.

You don't necessarily need every service running at full capacity.

But I would be very cautious about shutting everything off simply because nobody is living there.

Especially this time of year.

Because when I arrive at 6:15 PM with buyers and it's already dark outside, I really do want those light switches to work.

And so do they.

Selling a Vacant Home in Greater Sacramento?

I’m Lisa Quaschnick, REALTOR® with eXp Realty of California, and I help homeowners throughout Sacramento, Placer, El Dorado, and Yolo counties prepare, manage, and sell vacant properties.

If you are trying to decide what should stay on, what should be shut off, and what needs attention before listing, I can help you create a practical plan for the property.

For the bigger picture, you can also read my guide: How to Sell a Vacant Home in Sacramento: A Step-by-Step Guide.

From vacant to sold, you’ll have someone local helping you every step of the way.