Owning a home in Southwest Florida part of the year means planning for two very different seasons. Winter is when you're here, enjoying the house. Summer is when it sits empty through heat, humidity, heavy rain and hurricane season. This checklist covers the whole year. For a deeper dive, see our closing checklist and opening guide.
Set up your local team
The single most useful thing a seasonal owner can do is line up reliable local help before it's needed.
- Home watch or property management: someone who checks the house on a schedule, reports in writing and responds to problems.
- A/C service: humidity control is what protects an empty Florida home from mold.
- Pool, lawn and pest control: services that keep running while you're away, so the HOA doesn't send violation letters and pests don't move in.
- Storm help: a shutter company or your home watch provider, agreed in writing, to put up and take down protection.
- A handyman and key trades: a handyman, plumber and electrician you can call from up north.
Ask each provider for proof of insurance, and check contractor licenses at myfloridalicense.com. Pest control licenses are issued by FDACS.
When you arrive (fall or winter)
- Walk the house before unpacking. Look for water stains, musty smells, pest activity and damage to screens, roof or fences.
- Turn the water back on slowly and check under sinks, toilets and the water heater for leaks.
- Reset the thermostat and replace the A/C filter.
- Run every faucet and flush toilets to refill traps.
- Test smoke and carbon monoxide detectors.
- Book any repairs early. Contractors get busy once seasonal residents return.
While you're in town
- Schedule work that's easier when you're home: roof inspection, painting, pressure washing, dryer vent cleaning.
- Review your insurance policy, including windstorm and flood coverage and any vacancy clauses.
- Look up your evacuation zone on your county's emergency management site.
- Update your written vendor list and emergency contacts for your home watch provider.
Before you leave (spring)
- Set the A/C to control humidity rather than turning it off. Ask your A/C company what setting suits your home.
- Shut off the main water and turn off or set the water heater to vacation mode.
- Clear out food, flush and cover toilets, and unplug electronics.
- Bring in or secure lanai furniture and outdoor items.
- Confirm in writing who handles storm prep and how they'll reach you.
- Arrange your car: ship it, or store it with a battery tender.
Summer, while you're away
- Read every home watch report, and reply to questions quickly.
- Watch the forecast from June through November and call early if a storm threatens. See our hurricane prep checklist.
- Keep bills and services on autopay so nothing lapses.
- After any storm, ask for photos of the roof, screen enclosure and interior.
Browse providers by city or by service.
General information only. It is not legal, insurance or engineering advice. Check with your insurer, HOA and licensed professionals.
More guides: Hurricane Prep Checklist for SWFL Homeowners · How to Choose a Pool Cage & Lanai Screen Company · 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