Water damage is one of the most common and most frustrating problems seasonal owners come home to. A small leak in an occupied house gets noticed in a day. In an empty house it can run for weeks. In Southwest Florida's heat and humidity, that can mean ruined flooring and drywall and a real chance of mold. The good news is that most leaks have a handful of usual sources, and a few habits make a big difference.
The usual suspects
- A/C condensate drain lines. Your A/C pulls water out of the air and drains it away through a small pipe. If that line clogs with algae or debris, water can back up and overflow the pan around the air handler. This is a very common cause of leaks in Florida homes.
- Supply lines to toilets, sinks and the washing machine. Flexible hoses and their connections can wear out and fail.
- Water heaters. Tanks can corrode and leak, and relief valves can drip.
- Refrigerator ice maker and water lines. Thin plastic or copper lines behind the fridge are easy to forget.
- Irrigation and outdoor plumbing. Broken heads, cracked pipes or a stuck valve can waste water and soak the ground next to the house.
- Roof, windows and doors. Heavy summer rain and storms can find any weak spot.
Before you leave for the summer
- Shut off the main water supply if you can. This is the single most effective step. Before you do, ask a plumber whether anything in your home needs water while you're gone, such as an irrigation system on the same supply, fire sprinklers, or a water treatment system. Know where the main shut-off is and make sure it turns easily.
- Decide what to do with the water heater. If the water is off, many owners turn the water heater off or set it to vacation mode. Ask your plumber what's right for your type of heater.
- Have the A/C drain line cleared. Ask your A/C company to clear and check the drain line, pan and float switch during pre-departure service. A float switch can shut the system off if water backs up, which prevents an overflow but also stops cooling, so your home watch provider should know to check for it.
- Turn off the ice maker and the water valve to the refrigerator and washing machine.
- Look at supply hoses. If washing machine or toilet hoses look old, cracked or bulging, have them replaced before you go.
- Check the irrigation system and timer with your irrigation company, so it waters on schedule without leaks or overspray onto the house.
- Clean gutters so rain drains away from the house. See gutter companies.
Our closing checklist covers the rest of shutting the house down.
Leak sensors and automatic shut-offs
Inexpensive water sensors placed on the floor near the water heater, under sinks, behind the washer and under the A/C air handler can send an alert to your phone if they detect water. Some systems can also shut off the main water supply automatically when a leak is detected. If you add them:
- Share alerts with your home watch company or a local contact, not just your own phone.
- Remember that most sensors need Wi-Fi and power. Ask what happens during an outage.
- Test them before you leave.
- Ask your insurance agent whether your insurer offers any discount or has requirements for leak detection devices.
What your home watch provider should check
- Under every sink, around toilets, the water heater and the washing machine.
- The A/C air handler, drain pan and drain line outlet, and that the system is running.
- Ceilings and walls for new stains, especially after storms.
- Floors near exterior doors and windows after heavy rain.
- The water meter. If the water is supposed to be off or nothing should be running, a moving meter can point to a hidden leak.
- Irrigation running on schedule without broken heads.
Ask for a written report with photos after each visit. Our guide on how to choose a home watch company lists more questions to ask.
If a leak happens
- Stop the water. Whoever is at the house should shut off the main supply or the valve to the leaking fixture.
- Take photos and video before anything is moved or removed.
- Call your insurance company or agent to ask how they want it reported.
- Dry it out fast. Wet materials in a Florida home can grow mold quickly. Get the A/C running and call a plumber to fix the source. For larger leaks, a water damage or mold professional can help. See our guide on mold and humidity in a closed-up home.
When you come back
Turn the water on slowly, then walk the house and check under sinks, around toilets and at the water heater for drips. Run each faucet to clear air from the lines. If you hear water running when nothing is on, call a plumber. Our opening your home guide covers the rest of the arrival routine.
Keep plumber, A/C and home watch contacts, service dates and shut-off locations in the free My Florida Home app. Find local help: plumbers, A/C service, water treatment and home watch.
General information only. It is not legal, insurance or engineering advice. Check with your insurer, HOA and licensed professionals.
More guides: Snowbird Home Checklist for Southwest Florida · Hurricane Prep Checklist for SWFL Homeowners · How to Choose a Pool Cage & Lanai Screen Company · How to Choose a Pool Service in Southwest Florida · How to Choose a Hurricane Shutter Company in Southwest Florida · Mold and Humidity in a Closed-Up Florida Home: What Snowbirds Should Know · After a Hurricane: A Return Checklist for Seasonal Owners in Southwest Florida · How to Hire and Check a Contractor in Florida: A Guide for Seasonal Owners · The Snowbird's Closing Checklist for a Southwest Florida Home · Hurricane Prep for Absentee Owners · How to Choose a Home Watch Company in Southwest Florida · Shipping Your Car South: A Snowbird's Guide · Opening Your Southwest Florida Home for the Season