Southwest Florida is warm and humid for much of the year, and a home that sits closed for months doesn't get the daily air movement, cooling and attention that keep moisture in check. Seasonal owners sometimes come back to a musty smell, spots on walls or closets, or mildew on fabrics. Most of this can be prevented with a sensible plan before you leave and regular checks while you're gone.
Why closed homes get damp
- Humid outdoor air finds its way in through doors, windows, attic spaces and the A/C system itself.
- Moisture builds up when the A/C isn't running enough. Your air conditioner removes moisture as well as heat. If it's turned off or set so high it rarely runs, humidity can climb.
- Small leaks go unnoticed. A slow drip under a sink, a clogged A/C drain line or a roof leak after a storm can soak materials for weeks before anyone sees it.
- Still air and closed spaces like closets, cabinets and bathrooms are often where problems show up first.
Before you leave
- Don't turn the A/C off. Ask your A/C company what temperature and humidity settings make sense for your system and home. Many owners use a thermostat with a humidity setting or a separate dehumidifier; your technician can tell you what fits your equipment.
- Service the A/C before you go. Have the drain line cleared and the system checked, and change the filter. A clogged condensate line is a common cause of water damage in empty homes.
- Consider a smart thermostat or sensor that can alert you to high humidity, high temperature or a power outage, and share alerts with whoever watches the house.
- Shut off the main water supply if your setup allows it (check with a plumber about irrigation, fire sprinklers or ice makers first), and turn off or set the water heater as your plumber advises.
- Leave interior doors, closet doors and cabinet doors open so air can move.
- Clean and dry before you close up. Empty the refrigerator if you're turning it off and prop the door open, dry towels and linens fully, and don't leave damp items in closets.
- Leave a key and instructions with your home watch company: thermostat settings, water shut-off location, and who to call for repairs.
What your home watch provider should check
- That the A/C is running and the thermostat reads what you set, including humidity if the thermostat shows it.
- Any musty smell when they first walk in.
- Ceilings, walls, window sills, closets and under sinks for stains, spots or dampness.
- The A/C drain line, air handler pan and around the water heater for water.
- Toilets and drains (running water briefly keeps traps from drying out, if you want them to).
- After any storm or power outage, a visit soon after to confirm the A/C came back on.
Ask for a written report with photos after each visit so you can see what they saw. Our guide on how to choose a home watch company covers what else to ask.
If you see or smell mold
- Find and fix the moisture source first. Mold comes back if the leak or humidity problem isn't solved.
- Small surface spots on hard surfaces are often handled by cleaning, but follow guidance from the U.S. EPA's mold resources and protect yourself.
- Larger areas, hidden mold or a persistent smell are a reason to call a mold inspector or assessor. In Florida, mold assessment and mold remediation are licensed activities; you can check a license at myfloridalicense.com.
- Keep assessment and remediation separate if you can. Many owners prefer that the company that tests and writes the plan is not the same one doing the removal, so there's no conflict of interest. Ask about this up front.
- Call your insurance agent if there's water damage, and take photos before anything is removed. Coverage for mold varies by policy.
Other helpful steps
- Keep gutters and downspouts clear so water drains away from the house; see gutter companies.
- Have the roof checked after major storms by a roofer.
- Use a water treatment or plumbing pro if you notice recurring leaks or fixture problems.
Track your A/C service dates, home watch visits, filter changes and the contacts above in the free My Florida Home app, and see our closing checklist and opening your home guides.
General information only. It is not legal, insurance or engineering advice. Check with your insurer, HOA and licensed professionals.
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