Florida Vacation Home Checklist: What to Do Before You Leave

Florida-Specific Considerations

These are the items that differ most from leaving a home in a cooler climate, and the ones that cause the most damage when overlooked.

Humidity and Mold Prevention

Florida humidity is the single biggest factor in how a vacant home fares over an extended absence. Mold does not need a leak — sustained high indoor humidity is enough. The common approach is to leave the air conditioning running at a setting that manages humidity rather than switching the system off entirely. Confirm the appropriate setting for your system with your HVAC professional; the right number depends on the equipment, the home's construction and the season.

HVAC Operation

Running the system keeps air moving and dehumidifies. Shutting it off entirely in a Florida summer is generally a mistake, but the specifics matter — some properties use dehumidifiers or separate humidity control, and some systems are not designed for the settings a well-meaning neighbor might suggest. Schedule your HVAC service before you leave so the system is known-good while you are away.

Water Shutoff

A supply line that fails in an empty house can cause damage far beyond the fixture. Some owners shut off the main water supply; others leave specific fixtures isolated or use leak-detection devices that shut off automatically. Which option suits your property depends on whether irrigation, pool systems or fire protection depend on that supply. Ask your plumber what is appropriate before making it a habit.

Pool Care

A pool left unmaintained through a Florida summer will not be usable when you return, and algae is far easier to prevent than to reverse. Arrange ongoing service for the duration rather than relying on a single treatment before you go. If your pool equipment runs on a schedule, confirm the timer is set correctly and that your service contact knows how to reach you.

Hurricane and Tropical Storm Preparation

Storm season in Florida runs from June through November, with the highest risk generally in the late summer and early fall. If you are away during that window, the practical preparation is mostly arranged in advance: a trusted contact who can close shutters, bring in outdoor furniture, and confirm the property afterward. Knowing who that person is — and making sure they have access and your contact details — is the single most valuable storm preparation for an absentee owner.

Storm Shutters and Impact Windows

If your home has accordion or roll-down shutters, make sure your local contact knows how to deploy them and that the hardware is in working order before the season begins. Impact windows require no deployment but should be inspected for seal or glass damage. Walk through the process once in person rather than leaving instructions to be figured out under pressure.

Power Outages

Extended outages after a storm can affect a vacant home in ways an occupied one recovers from quickly — a refrigerator that is never emptied, an HVAC system that stays off for days in humid heat, a sump or lift pump that stops running. If you have a generator, confirm it is serviced and that your contact knows how to start it. If you do not, plan for how the property will be checked after an outage.

Insurance Documentation

Keep your policy information accessible from wherever you live, and understand what your coverage requires regarding an unoccupied property. Some policies treat extended vacancy differently from occupancy, and requirements around how long a home may sit empty vary by carrier. Confirm your own policy terms with your insurance agent — this is not something to assume.

Pest Control

An empty home is an unattractive target for some pests and an ideal one for others — no activity to disturb them, no food odors drawing them in, but also no one noticing an entry point. Ongoing pest service through the absence, plus removing all food sources before you leave, prevents most problems.

Landscaping and Irrigation

Florida lawns grow year-round, and a neglected yard is both an eyesore and a signal that the home is empty. Ongoing landscape service matters for security as much as appearance. If you adjust irrigation for the season, confirm the schedule is appropriate — overwatering during the rainy season is as harmful as underwatering during a dry spell.

Roof Concerns

Roof age and condition affect both insurability and storm performance. Before an extended absence during storm season, it is worth knowing your roof's condition from the ground — missing tabs, lifted flashing or debris. Any active leak that goes unnoticed for weeks causes interior damage that compounds quickly.

Security for an Empty Home

A home that is visibly unoccupied invites problems. The goal is to make yours read as though someone is around.

Smart Locks and Entry

Smart locks let you give a housekeeper, pool service or neighbor temporary access without handing out a key, and let you see who has entered and when. If you use one, confirm it is connected and that your designated contact can actually get in before you leave — a lock that fails while you are a thousand miles away is worse than a key under a plan.

Security Systems and Cameras

Confirm the system is armed and monitoring is active, and that cameras are recording and reachable remotely. Test this before departure rather than discovering a dead camera after a storm. Note that some associations have rules about exterior cameras — confirm yours allows what you have installed.

Lighting

Interior lights on timers and functioning exterior lighting are the simplest deterrents. Motion-activated exterior lighting is particularly useful at entries and along dark sides of the home.

A Trusted Local Contact

This is the most important item on the entire list. Someone who can walk the property periodically, check on it after a storm, and reach you if something is wrong. For many owners this is a neighbor; for others it is a property management company. Either works, provided they have access, your contact information, and clear instructions about what warrants a call.

Mail, Packages and Notifications

Paused mail and held packages keep a home from advertising its emptiness. If you receive anything that must be collected, arrange for your contact to gather it rather than letting it accumulate at the door.

Notifying Your Association or Property Manager

Many Florida communities require owners to notify the association or property manager of extended absences, and some have specific requirements during storm season. Check your community's rules — it is a small step that avoids a problem later.

What Varies by Location

Southwest Florida is not uniform, and second homes here differ considerably depending on where they sit. A single-family home on a canal, a condominium on a barrier island and a house in an inland master-planned community have different exposure, different association structures and different maintenance burdens.

On the barrier islands — Siesta Key, Longboat Key and Anna Maria Island — properties are closest to the Gulf, and condominium associations typically handle exterior and grounds maintenance, which simplifies an absence considerably. They also carry the highest wind and flood exposure.

Canal and waterfront homes in Port Charlotte, Punta Gorda and North Port bring their own list: docks, seawalls, boat lifts and pool cages all need attention during an absence, and water access means water exposure.

Inland communities in Lakewood Ranch and Parrish often include lawn and sometimes exterior maintenance in the association dues, which makes leaving easier — but the community's own rules on absences, rentals and storm preparation still apply, and they differ from one village to the next.

The practical point is that no single checklist fits every property. HOA, insurance, flood and maintenance requirements vary by community, by building and by policy. Confirm the specifics for your own property rather than applying a general rule, and use this list as a starting point rather than a substitute.

Frequently Asked Questions

Should I turn the air conditioning off when I leave?

Generally not in a Florida summer — humidity control is the reason to leave it running, though the correct setting depends on your system and property. Confirm the appropriate setting with your HVAC professional.

Should I shut off the water?

Many owners do, but whether it is advisable for your property depends on what else depends on that supply — irrigation, pool equipment, fire protection. Ask your plumber before making it a routine.

How often should someone check the property?

More often than most owners expect. A periodic walk-through catches small problems while they are still small. Frequency depends on the season, the property and your insurance requirements — confirm what your policy expects.

Does my insurance cover the home while it is empty?

Coverage terms for unoccupied properties vary by carrier and policy, and extended vacancy is treated differently from occupancy in many cases. This is a question for your insurance agent, not something to assume.

What should I do if a storm is forecast while I am away?

This is what your local contact is for. They should know how to deploy shutters or confirm impact protection, secure outdoor items, and check the property afterward. Give them clear instructions and current contact details before the season starts, not when a storm is already approaching.