Vacant apartments: How can you prevent damage and break-ins?

KEY POINTS AT A GLANCE

• A vacant apartment in Paris is vulnerable to three major risks: burglary, squatting, and undetected damage.
• Effective protection combines three layers: physical (equipment), human (regular presence), and legal (insurance, reporting).
• An A2P-certified security door, a connected alarm system, and a motion detector form the technical foundation.
• Regular inspections conducted by a trusted third party deter intrusions and detect incidents early on.
• Entrusting property management to a professional firm relieves the owner of any mental burden.

Do you only stay in your Paris apartment for a few weeks a year? Whether it’s a luxury pied-à-terre, a second home, or a Haussmann-style apartment between tenants, your property stands empty for most of the year. And between your visits, time and unforeseen events take their toll without you even realizing it.

An overflowing mailbox, shutters that are always closed, and a lack of activity: these are all signs that make your Parisian apartment a prime target. Beyond the risk of burglary, an unoccupied home is vulnerable to a range of risks, from undetected water damage to attempted squatting.

By entrusting your property to Open Up Paris, a property management company in Paris , you have a local partner who can help you [manage your apartment fromabroad]. You retain control over decisions without having to handle day-to-day operations.

What are the real risks associated with an empty apartment in Paris?

Before discussing protection, we need to identify the risks. Not all risks are equally likely or equally serious. Here’s what the owner of a vacant apartment in Paris should really be concerned about.

The burglary

Paris remains one of the European cities with the highest risk of burglary in vacant properties. Burglars primarily target homes showing signs of prolonged absence: a full mailbox, shutters closed for several weeks, and no visible movement from the street or courtyard. Central districts and affluent neighborhoods are particularly targeted, due to the presumed value of the valuables inside. In 2025, 7,078 burglaries occurred in Paris.

The squat

The risk of squatting exists, but it remains rare for luxury apartments. It mainly affects properties that have been vacant for several months, are unattended, and are easily accessible (ground floor, buildings with poor security). Legislation has evolved in favor of property owners since the anti-squatting law of July 2023, which strengthened the legal rights of owners against illegal occupation. However, as the saying goes, “prevention is better than cure.”

The damage: leaks, equipment malfunctions

This is the most underestimated yet most common risk. A water leak that goes on for weeks, water seeping in from the apartment above, a fire that breaks out and is put out by the fire department while you’re away, or a boiler malfunctioning and damaging the plumbing—all of these incidents are covered by our [maintenance and minor repairs] service. Without a regular on-site presence, these events are often not discovered until you return, sometimes several months later. The cost of repairs can then far exceed the expense of a regular monitoring service.

Trespassing through common areas

Specific to Parisian apartment buildings: some burglaries occur via the inner courtyard, the roof, or through a neighboring apartment under renovation. A reinforced door may not be enough if the living room window overlooks a courtyard that is easily accessible from the adjacent building. Security measures must be tailored to the specific geographical context.

What measures can you take to protect your vacant apartment?

Physical security of the property

Here are the essential supplies for a Parisian apartment that will be left empty for several weeks.

• Certified security doors: A security door in Paris that meets the A2P standard (BP1, BP2, or BP3, depending on the resistance level) remains essential for a valuable property. The BP3 rating withstands more than fifteen minutes of attack with tools. The installation of the security door must be entrusted to a certified installer; otherwise, the actual resistance will be significantly lower than the theoretical resistance. Reinforcing an existing entry door remains an alternative for Haussmann-style properties whose owners wish to preserve the original appearance.

• A2P multi-point locks: Three-star A2P rating for high-end properties. An experienced burglar can pick a standard two-point lock in less than a minute. Installing an A2P lock provides over fifteen minutes of resistance to an attack, which deters most burglars.

• Smart alarms and electronic devices: An alarm system equipped with motion detectors and window-opening sensors remains particularly effective at detecting any attempted break-in. With the new home automation accessories available on the market, you can receive real-time alerts on your smartphone, no matter where you are in the world. In fact, this is sometimes a requirement for certain insurance policies: some require the installation of a certified alarm system for properties that are unoccupied for more than 60 days.

• Securing windows and secondary exits: A reinforced door is useless if a ground-floor window or a balcony accessible from a neighboring building provides a point of entry. Anti-intrusion film, discreet window bars, and motion sensors: every vulnerable opening must be secured to achieve optimal security.

Human presence for monitoring

No amount of equipment, no matter how sophisticated, can replace a regular human presence. It is the most effective deterrent for a vacant property.

• Regular visits: at least one inspection per month, ideally at varying times. An apartment that is visited regularly no longer looks like a vacant apartment: the mailbox is emptied, the position of the shutters changes, and so on. To a burglar scouting the area, the property appears to be occupied. This is the principle of simulated occupancy, which is far more effective as a deterrent than any single security device.
• Mail management: an overflowing mailbox is the first sign of a prolonged absence. Beyond simply serving as a deterrent, keeping track of your mail ensures you aren’t caught off guard by administrative matters that require your attention. This is one of the cornerstones of[property management in Paris].
• Good relations with neighbors and the property manager: A neighbor on your floor who knows you’re away can report any suspicious activity—this is an extra precaution and a highly effective one. Similarly, a responsive property manager who is familiar with your situation can alert you more quickly in the event of an incident in the building.

• Simulating an active presence: Lighting controllers, connected motorized shutters that open and close on various schedules, and a radio that turns on at random times. These devices create the illusion of occupancy without anyone actually being there. They are meant to complement regular visits, never to replace them.

Legal and Administrative Protection

The final layer is invisible but essential: it consists of the legal protections that kick in if a problem arises. Without them, even perfect physical security can leave the owner vulnerable.

• Homeowners Insurance for Non-Occupant Owners: Standard homeowners insurance does not adequately cover a vacant property during extended periods. Specific Non-Occupant Owner (NOO) insurance is essential. Check that your insurance adequately covers extended vacancies: most policies reduce coverage beyond 90 days of continuous vacancy. A supplemental insurance option may be necessary depending on your property’s profile and use (second home, occasional short-term rental, temporary furnished rental between tenants).

• Reporting property occupancy to the tax authorities: Since 2023, all property owners in France have been required to report the occupancy status of their properties through the online tax service. For a vacant apartment, this report helps verify the property’s status, avoid residential tax surcharges on second homes, and officially document the situation in the event of a legal dispute.
• The expedited anti-squatting procedure: Since the law of July 27, 2023, the procedure for evicting illegal occupants has been significantly expedited. In cases of proven trespassing, the prefect may order eviction within 48 hours, subject to strict conditions. But the speed of the response is critical: the longer the occupation continues, the more complicated the process becomes. Having a local contact capable of immediately initiating the process is crucial.

Official sources

• Service-public.fr: 2023 Anti-Squatting Law and Expedited Eviction Proceedings
• Impôts.gouv.fr: Declaration of Property Occupancy
• A2P-Certification.org: Standards for Reinforced Doors and Certified Locks

Frequently Asked Questions About Securing an Empty Apartment in Paris

FAQ