For Southwest Florida seasonal homeowners, the departure window often feels rushed. Between wrapping up the social season, coordinating travel, and tying up loose ends at home, it's easy to overlook the steps that can help protect your property during the summer months ahead.
The good news: a consistent pre-departure routine — combined with professional oversight while you're away — can help reduce the most common risks facing vacant homes in Florida's climate. Here are eight things every seasonal homeowner should consider before heading north.
1. Set Your HVAC to the Right Humidity-Control Settings
Your air conditioning system does more than cool the air — it's one of your primary defenses against mold and moisture damage during the months you're away. Set your thermostat to 78–80°F and switch to a humidity control mode if your system supports it. Keep interior doors open to allow airflow throughout the home.
A failing HVAC unit in a vacant property can go undetected for weeks, giving mold the warm, humid environment it needs to take hold. Having your system serviced before departure — and scheduling regular professional check-ins while you're away — can help significantly reduce this risk.
2. Shut Off and Inspect Your Water Supply
Water damage is among the most common and costly problems affecting unoccupied homes. Before you leave, locate your main water shutoff valve and turn it off. Then run the faucets briefly to release pressure from the supply lines.
If you have an irrigation system, review its schedule and confirm it is programmed appropriately for the summer months. Consider having a licensed plumber inspect supply lines, shutoff valves, and any visible connections — particularly in older homes where line wear is more likely.
3. Schedule Professional Home Watch Service
Professional home watch service is how experienced seasonal homeowners protect their investment while they're away. A home watch team conducts regular documented visits — typically weekly or bi-weekly — observing interior rooms, HVAC, plumbing fixtures, windows, doors, pool systems, and exterior conditions, and delivering a detailed photo report after every visit.
Engaging a trusted home watch provider before you leave means a professional already familiar with your property will be available to respond if something needs attention. Seaside Solutions serves homeowners across Naples, Bonita Springs, Estero, Fort Myers, Fort Myers Beach, Sanibel, and Captiva — with geo-stamped, photo-documented visits and same-day reporting after every check.
4. Review Your Insurance Coverage
Before you leave, review your homeowner's insurance policy — particularly your hurricane coverage, flood coverage, and any vacancy clauses that may affect your claim if the home sits unoccupied for an extended period.
Some policies include language requiring periodic professional visits to a vacant property in order for coverage to remain valid. A professional home watch service with geo-stamped, timestamped visit records provides the documentation that may support your claim if you ever need to file one.
5. Prepare Your Pool and Outdoor Systems
A neglected pool can become both a safety concern and a costly restoration project. Before you leave, have your pool professionally serviced and your water chemistry balanced. Confirm that your pump timer is set correctly and that any automation system is functioning as expected.
Outdoor furniture, umbrellas, and decorative items should be stored or secured — particularly as hurricane season begins in June. Even routine summer thunderstorms can move unsecured items and cause damage to pool screen enclosures and surrounding areas.
6. Secure the Exterior and Document Property Conditions
Walk the full exterior of your home before you leave and note any existing conditions: worn caulk around windows, minor cracks, aging seals, or overgrown landscaping near the foundation. Photograph the interior and exterior thoroughly — this baseline documentation can be valuable if storm damage or an insurance claim arises later.
This is also a good time to confirm that your hurricane shutters or impact glass is in working order. For a complete walkthrough of storm preparation steps, see our hurricane preparation checklist for Southwest Florida homeowners.
7. Notify Your Home Watch Team and Update Emergency Contacts
Your home watch team, HOA, and one or two trusted local contacts should all have current information: your cell number, travel dates, and any updates to access or authorization. If you use a lockbox or smart lock, confirm that access codes are current and that your provider has the correct entry information.
It's also helpful to brief your team on the location of your main water shutoff, electrical panel, and any specialty systems — pool controls, generator, irrigation controller. The more context your home watch provider has, the more quickly they can respond if an observation requires follow-up.
8. Prepare for Hurricane Season
Florida's official hurricane season runs June 1 through November 30, with peak activity from August through October. If you own a home along Southwest Florida's Gulf Coast, departing without a hurricane readiness plan in place carries real risk.
Confirm that your shutters or impact glass is operational. Have a plan for how your home watch team will respond if a storm threatens — including a post-storm visit as soon as safe access is available, with photo documentation of any observed conditions. Early documentation of post-storm property conditions can be important for coordinating any needed response and for insurance purposes. A professional home watch team already familiar with your property is one of the most practical preparations you can make before hurricane season begins.
Pre-Departure Checklist
- Set thermostat to 78–80°F with humidity control enabled
- Turn off the main water supply and inspect visible supply lines
- Engage or confirm professional home watch service
- Review homeowner's insurance, hurricane coverage, and any vacancy clauses
- Have the pool serviced and outdoor items secured or stored
- Photograph the interior and exterior as a baseline condition record
- Update emergency contacts and confirm access for your home watch team
- Confirm hurricane shutters or impact glass is operational
Protect Your Property This Summer
A consistent pre-departure routine — combined with professional home watch service — can help reduce the most common risks facing an unoccupied Southwest Florida property. Whether your home is a beachfront condo in Naples, a waterfront estate in Bonita Springs, or a barrier island retreat on Sanibel or Captiva, the same fundamentals apply.
Seaside Solutions provides professional home watch for seasonal homeowners throughout Southwest Florida, with detailed photo reports after every visit and no long-term contracts required. If you are preparing for your summer departure and would like to learn more, we invite you to request a free quote.
