Lesson 34 — Understanding Utility Indicators as Occupancy Clues

(Without Making Assumptions)**

Utility indicators (electric, gas, water) can help determine occupancy status, but they cannot be used alone. This lesson explains how to recognize and interpret utility clues properly while staying within NMFS-approved guidelines.

1. Utilities Are Indicators, Not Proof

Utility status can support an occupancy decision, but it must be combined with:

  • Exterior observation

  • Occupancy indicators

  • Contact attempt results

  • Overall property condition

Never rely on utilities alone to determine occupied vs. vacant.

2. Electric Meter Indicators

Electric meters give helpful clues without requiring operation.

A. Signs of Potential Occupancy

  • Active digital display

  • Dial/bars moving

  • Lights on inside home

  • HVAC unit running

  • Recently replaced meter or panel

Important:
Just because electricity is on does not guarantee occupancy.

B. Signs Supporting Vacancy

  • Meter blank

  • Meter appears off

  • Tag or lock indicating shut-off

  • Meter missing

  • Wires capped

These support a vacancy decision only when paired with other vacancy indicators.

3. Gas Meter Indicators

Gas usage varies heavily by region and season.

A. Possible Indicators of Occupancy

  • Gas meter active

  • No lock present on the valve

  • HVAC or water heater venting steam

B. Possible Indicators of Vacancy

  • Gas meter locked

  • Gas meter tagged

  • Gas line disconnected or capped

Again — utility status is supportive, not decisive.

4. Water Meter Indicators

Water meters can sometimes reveal changes.

A. Occupancy Indicators

  • Meter spinning or showing active movement

  • Water shut-off valve visibly open

B. Vacancy Indicators

  • Water shut off at valve

  • Meter locked

  • Notice from water department

  • Basement window condensation (less likely)

These are clues, not conclusions.

5. Utility Shut-Off Tags

Tags are important indicators when photographed clearly.

A. Types of Tags You Might See

  • Non-payment shutoff

  • Safety shutoff

  • “Do Not Turn On” tag

  • Hazard tags

  • Gas leak notices

  • Electric shutoff tags

B. What Tags Suggest

Tags often support vacancy — but they do not guarantee it.

Someone could live in a home with:

  • Only partial utilities

  • Recently reinstated service

  • Temporary shut-offs

Document, do not assume.

6. Utility Locks

Locks indicate:

  • Service turned off

  • Service restricted

  • Non-payment shutoffs

  • Safety shutoffs

But do not use lock status alone to determine occupancy.

7. Photos Required When Documenting Utility Clues

For every utility clue:

  • Take a wide photo of meter area

  • Take a clear close-up of reading/tag/lock

  • Ensure GPS is on

  • Take photos that match what you’ll write in your notes

Utility clues must be visible and verifiable.

8. Notes Must Explain What You Observed (Not What You Believe)

Correct wording:

“Electric meter blank, no reading. Tag present dated 1/18/26.”

Incorrect wording:

“Power turned off because property is vacant.”

Correct wording:

“Gas meter locked. No other occupancy indicators observed.”

Incorrect wording:

“Gas meter locked so home is definitely vacant.”

Always document observations — never conclusions.

9. How to Use Utility Indicators in Occupancy Determination

A. If Utilities Appear ON

Combine with:

  • Vehicles

  • Lights

  • Curtains

  • Personal items

  • Contact attempt results

If multiple indicators show occupancy → mark Occupied.

B. If Utilities Appear OFF

Combine with:

  • Overgrown yard

  • Notices or tags

  • No vehicles

  • No signs of activity

  • Flyers stacking up

If multiple indicators show vacancy → mark Vacant.

C. If Indicators Conflict

Example:

  • Electric meter on

  • House looks abandoned

  • No vehicles

  • Yard neglected

  • Flyers piling up

Use Unknown when allowed, with detailed notes.

Never force an incorrect determination.

10. When Utility Indicators Should Be Ignored

Ignore utility clues when:

  • Meter is inside fenced area you cannot legally access

  • Meter is too far to read properly

  • Weather or lighting prevents clear viewing

  • Safety concerns prevent approaching meter

In these cases:

  • Take distant photos

  • Explain why meter could not be verified

  • Continue occupancy determination using other indicators

Summary

Utility indicators are helpful supporting clues, but your occupancy decision should always be based on:

  1. Clear visual observations

  2. Contact attempts

  3. Yard & exterior conditions

  4. Activity indicators

  5. Utility clues combined with other factors

  6. Never making assumptions

Your job is to document, not to guess.

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