Closing a Florida home for summer isn't like locking up a cottage up north. From May to October your house will sit empty through the hottest, wettest, stormiest months of the year. Humidity, pests, power outages and hurricanes are the real threats. Work through this list two to three weeks before you leave.
Two to three weeks out
- Book your home watch visits. Many insurers expect an unoccupied home to be checked regularly, so read your policy for "vacancy" or "unoccupancy" clauses. Every other week is a common schedule. Weekly is safer during hurricane season.
- Schedule an A/C service. Have the drain line flushed and treated, and ask about a float switch that shuts the system off if the line clogs.
- Arrange pool, lawn and pest service to keep going while you're away, and confirm how you'll be billed.
- Tell your HOA or condo association your departure date and who your key holder is.
- Forward or hold your mail with USPS, and update your address with your bank and insurer if needed.
- Review your insurance for windstorm and flood coverage and your hurricane deductible. Take a dated video walk-through of every room.
Inside the house
- Set the A/C to manage humidity, not to cool. Many owners use about 78–82°F, or a humidity setpoint around 50–60% if the thermostat supports it. Never turn it off. Ask your A/C company what suits your system.
- Shut off the main water valve and turn off the water heater at the breaker, or set it to vacation mode.
- Empty and unplug the fridge and prop the doors open, or leave it running with a little food in it, so it doesn't grow mold.
- Flush toilets and cover the bowls with plastic wrap to slow evaporation and keep sewer gas and bugs out.
- Unplug electronics to protect them from lightning surges. Leave on Wi-Fi and any smart thermostat, leak sensors and cameras.
- Open interior doors and closets so air circulates, and leave cabinet doors under sinks open.
- Remove food, paper goods and anything pests like. Put dry goods in sealed bins.
Outside
- Bring in everything that can blow away: lanai furniture, plants, grills and decorations.
- Decide on shutters. Some owners install them for the whole season. Others pay a service to put them up before a storm. Make that arrangement now.
- Trim trees and palms away from the roof and screen enclosure.
- Secure your car. Either ship it north or store it with a trickle charger and a cover. If it stays in the garage, give your key holder a spare key.
On departure day
- Check every window and door lock and that the garage door is down.
- Leave your home watch provider a written list: emergency contacts, alarm code, where the shutoffs are, and approved vendors.
- Take photos of the thermostat setting and the shutoff valves.
Find providers: Home Watch · House Closing & Opening · Hurricane Shutters
General information only. It is not legal, insurance or engineering advice. Check with your insurer, HOA and licensed professionals.