Vacant Property Checks Course: Lessons 2026

Lesson 1: Why vacant buildings need checks

A vacant building has no one inside to notice a broken window, a leak or a small fire. Problems grow until someone finds them. Regular checks by a guard help the owner find problems early.

• Fire, accidental or set on purpose, which can spread to neighbouring buildings.
• Vandalism and theft, especially copper pipe and wiring.
• Weather damage, such as frozen and burst pipes when utilities are shut off.
• Vermin and mould.
• People entering, including people looking for shelter who may use unsafe heating or cooking methods.

What the fire rules say

Fire codes based on the National Fire Code have rules for vacant buildings. Lethbridge cites Sections 2.4.6 and 6.1.1.2 of the National Fire Code (Alberta Edition), which aim to keep unwanted people out, reduce the chance of fire and limit fire spread. Vancouver's Fire By-law requires vacant buildings to be secured against unauthorized entry, sets a board-up standard, forbids piles of combustible waste, and says the natural gas supply should be disconnected through the utility once a building is no longer meant to be lived in.

Lesson 2: Planning a check

• Read the post orders: which areas you check, whether you go inside, and who to call.
• Carry the keys or codes, a charged phone or radio, a flashlight, gloves and a camera.
• Tell dispatch or your contact where you are and when you will check in. Agree on what happens if you miss a check-in.
• Vary the time of your visits so no one can predict them.
• Compare with your last report so you can spot changes.

Writing the report

Owners, insurers and police may rely on your reports, sometimes months later. Write them so a stranger could understand exactly what you saw.

• The date and the time you arrived and left.
• What you checked, inside and outside.
• Anything that has changed since the last visit, even if it seems small.
• Dated photos of each problem, taken from the same spots each time where possible.
• Who you notified, such as dispatch, the owner, police or the gas utility, and when.
• What action was taken, or what still needs to be done.

Lesson 3: The exterior check

Most checks start, and many end, outside. Walk all the way around the building.

Take dated photos of every problem and note the time. If a door has been forced, do not go in. An intruder may still be inside. Move to a safe spot where you can see the exits, and call police.

Stay at least 10 metres from a downed power line. It can be live even if it is not sparking.

Lesson 4: The interior check and hazards

Go inside only if your post orders allow it and the outside check shows no sign of forced entry, fire or people inside. Announce yourself as you enter, keep your exit clear and keep your radio or phone ready.

Gas smell

1. Stop and leave right away.
2. Do not use light switches, phones or electronics inside, and do not smoke.
3. From a safe distance, call the gas utility or 911.
4. Keep others away until help arrives.

Needles and sharps

Do not pick up needles with bare hands. Report them for safe pickup into a puncture-resistant sharps container, following your site procedure. If you are pricked, rinse with running water, wash gently with soap, report it to your employer right away and follow medical advice.

Other hazards

• Water leaks: stay clear of wet electrical areas and report quickly.
• Weak floors, stairs and ceilings: do not go where it looks unsafe.
• Mould, animal droppings and dust: avoid touching and report it.
• Smoke: leave, call 911 and do not go back in.

Lesson 5: People on the property

You may find people on or in a vacant property. Many are people experiencing homelessness looking for a warm, dry place. Some may be there to steal or damage. Your safety, and theirs, comes first.

• If you see signs someone is inside, do not enter alone. Step back, report and follow post orders.
• If you speak with someone, stay calm, keep a safe distance and treat them with respect.
• Explain that they need to leave and why. Offer information about services, such as 211, which connects people to shelters and community services.
• Under trespass laws, such as Ontario's Trespass to Property Act, it is an offence not to leave right away when directed by the occupier or their agent.
• If the person refuses to leave, or there is any risk, call police. Alberta's government advises property owners to call law enforcement to deal with trespassers.