When you leave your Florida home vacant—whether for a few weeks or several months—you need absolute confidence that every critical system, surface, and component is being monitored with precision. A comprehensive home watch inspection checklist is the foundation of professional property protection, ensuring nothing gets overlooked during each visit. This guide presents the most thorough home watch inspection checklist available, covering over 110 inspection points that professional home watch companies use to protect vacant properties.
Whether you are a snowbird heading north for the summer, a frequent traveler who spends weeks away from home, or a seasonal resident with a vacation property on Florida's Treasure Coast, understanding what a professional home watch inspection entails will help you protect your investment and give you peace of mind while you are away.
Why a Comprehensive Checklist Matters
A vacant home is vulnerable in ways that occupied homes simply are not. Without someone there to notice the early signs of problems—a slow leak under a sink, an air conditioner struggling to maintain humidity control, or subtle signs of pest intrusion—minor issues can escalate into catastrophic damage in a matter of days or weeks.
Professional home watch services rely on detailed inspection checklists for several critical reasons:
- Consistency: Every inspection follows the same thorough process, ensuring nothing is missed regardless of which inspector conducts the visit
- Documentation: Checklists create a paper trail that proves due diligence for insurance purposes and liability protection
- Early Detection: Systematic inspections catch problems while they are still manageable and affordable to fix
- Accountability: Both the homeowner and the home watch company know exactly what is being checked during each visit
- Peace of Mind: You can rest easy knowing every critical system is being monitored on a regular schedule
Download the Complete Checklist
Looking for a printable version of this comprehensive home watch checklist? Visit our dedicated Home Watch Inspection Checklist page to explore all 110+ inspection points organized by category, and home watch companies can request a downloadable PDF version.
The 14 Categories of a Complete Home Watch Inspection
A truly comprehensive home watch inspection covers fourteen distinct categories, each addressing different systems, areas, and potential vulnerabilities of your property. Let us explore each category in detail.
1. Mail Check: Your First Line of Communication
Checking the mail may seem like a minor task, but accumulated mail is one of the most obvious signs that a home is vacant—making it a target for burglars. More importantly, mail can contain time-sensitive documents, bills, or legal notices that require attention.
A professional mail check includes:
- Checking for letters, packages, and advertisements
- Organizing mail in a designated location
- Discarding unwanted advertisements to prevent buildup
- Notifying you of any packages that require signature or refrigeration
- Watching for signs of mail theft or tampering
2. Exterior Inspection: The 360-Degree Property Walk
The exterior inspection is one of the most critical components of a home watch visit. This thorough walkabout covers everything from the roof to the foundation, identifying issues before they become emergencies.
Key exterior inspection points include:
- Water Meter at Street: Checking for spinning dials that indicate a hidden leak
- Water Main Valve: Verifying no leaks around the main shutoff
- Roof: Looking for visible damage, loose shingles, or missing tiles
- Signs of Break-In: Checking for evidence of burglary, vandalism, or theft
- Hose Bibs: Testing exterior faucets for leaks
- Drainage: Identifying standing water or drainage issues
- Screens and Enclosures: Inspecting for tears, holes, or damage
- AC Units: Exterior condition check and drain line verification
- Hurricane Shutters: Ensuring shutters are operational and in good condition
- Generator: Visual inspection of backup power systems
- Pest Signs: Looking for rodent droppings, ant trails, termite tubes
- Boat Dock and Seawall: For waterfront properties, checking structural integrity
- Dune Crossover: Inspecting beachfront access structures
3. Lawn and Landscaping: Curb Appeal and Health
Your landscaping represents a significant investment, and Florida's unique climate presents challenges including heat stress, fungal diseases, and irrigation issues. A well-maintained lawn also signals an occupied, cared-for property.
Landscaping inspection points:
- Checking lawns for signs of insects, fungus, overwatering, or underwatering
- Inspecting trees, shrubs, and plants for pest damage or disease
- Verifying irrigation controller settings and schedules
- Confirming pest control services are being performed
- Checking for lawn divots from animal activity
- Identifying faulty or broken sprinkler heads
- Assessing storm damage to trees and plants
4. Pool and Spa: Water Quality and Equipment
Pools require constant maintenance, even when not in use. Without proper oversight, pool equipment can fail, water quality can deteriorate, and expensive damage can occur to surfaces and mechanical systems.
Pool inspection checklist:
- Verifying pool pump is running properly
- Inspecting pool enclosure screens and doors
- Checking child safety fence (if applicable)
- Monitoring water level and adding water if needed
- Removing debris from skimmers
- Assessing water quality and clarity
- Checking for equipment leaks
- Verifying heater status and set temperature
5. Doors, Windows, and Security: Protecting Your Perimeter
Security is a primary concern for vacant homes. Every entry point must be checked, and security systems must be verified to be operational.
Security inspection points:
- Testing security alarm system functionality
- Checking all doors for proper locking
- Inspecting windows for locks and signs of tampering
- Looking for evidence of water intrusion around windows and doors
- Arming security system upon departure
- Verifying camera systems are recording (if applicable)
6. HVAC and Climate Control: The Heart of Home Preservation
In Florida, your air conditioning system does far more than keep your home comfortable—it controls humidity, which is the primary enemy of vacant homes. Unchecked humidity leads to mold growth, warped wood, and musty odors that can cause tens of thousands of dollars in damage.
HVAC inspection checklist:
- Verifying AC is cooling properly
- Checking inside temperature and humidity levels
- Confirming thermostat set points are appropriate
- Inspecting air filters and noting replacement needs
- Checking AC drain lines for clogs
- Inspecting drain pans for water or overflow
- Checking Damp-Rid containers and replacing if needed
- Measuring vent temperature differential
- Looking for condensation on vents or walls
- Verifying ceiling fans are operational
Florida Humidity: The Silent Destroyer
Florida's average humidity levels of 75-90% can cause significant damage to vacant homes in a matter of weeks. Professional home watch services monitor humidity levels at every visit, typically recommending thermostat settings of 75-78°F with humidity controls set to 55% or lower. Without proper climate control, you risk:
- Mold growth on walls, furniture, and in closets
- Warping of hardwood floors and cabinetry
- Musty odors that permeate fabrics and upholstery
- Electronics damage from moisture
7. Plumbing: Preventing Water Damage
Water damage is one of the most common and costly issues affecting vacant homes. Slow leaks can go undetected for weeks, causing structural damage, mold growth, and ruined belongings. Professional home watch services use systematic plumbing inspections to catch issues early.
Plumbing inspection points:
- Running each faucet to prevent trap dry-out and sewer gas entry
- Flushing toilets to keep seals wet and functional
- Checking under all sinks for drips or moisture
- Inspecting behind toilets for leaks
- Flushing water heater to prevent sediment buildup
- Wiping and drying sinks to prevent mineral buildup
- Checking water heater status and temperature settings
- Inspecting water heater filter
- Verifying recirculating pump status
8. Appliances: Maintaining Your Kitchen and Laundry
Appliances that sit unused can develop problems—refrigerator coils get dusty, ice makers can freeze up, and washing machine hoses can deteriorate. Regular inspection keeps these systems ready for your return.
Appliance inspection checklist:
- Checking refrigerator and freezer temperatures
- Verifying ice maker status and operation
- Rotating ice to prevent clumping and odor
- Flushing refrigerator water dispenser
- Inspecting oven and stovetop
- Checking washing machine connections and hoses
- Verifying appliance clocks are set correctly
- Checking refrigerator water filter replacement status
- Inspecting any additional refrigerators or freezers
9. Interior General: Overall Home Condition
The general interior inspection covers areas that do not fall into specific system categories but are essential for maintaining your home's condition.
Interior inspection points:
- Checking ceilings for water intrusion or staining
- Looking for signs of mold or mildew anywhere in the home
- Checking for bugs, insects, or rodent activity
- Testing smoke and carbon monoxide alarms
- Watering indoor plants (if applicable)
- Operating stair chairs or elevators to keep them functional
- Inspecting fireplace and chimney damper
10. Utilities: Power, Gas, and Water
Utility systems require verification to ensure continuous operation of essential systems and to identify any interruptions or failures.
Utility inspection checklist:
- Checking gas valve and remaining percentage (if applicable)
- Confirming water is running properly
- Verifying electricity is working throughout the home
- Checking electrical panel for tripped breakers
- Resetting any tripped breakers and documenting
11. Vehicles: Cars, Golf Carts, and Boats
Many Florida homeowners keep vehicles at their properties, including cars, golf carts, boats, and motorcycles. These require regular attention to maintain battery charge and prevent deterioration.
Vehicle inspection points:
- Checking car charger connections (for electric vehicles)
- Inspecting vehicle interiors for mold or mildew
- Starting vehicles periodically to maintain battery and engine health
- Checking tire pressure and condition
- Recording mileage and fuel levels
- Checking golf cart battery charge and water levels
- Inspecting boat and trailer condition
- Verifying motorcycle status
12. Preventative Maintenance: Proactive Care
Beyond inspection, professional home watch includes preventative maintenance tasks that keep systems running smoothly and prevent common problems.
Preventative maintenance tasks:
- Clearing AC drain lines with compressed air or vacuum
- Short-cycling the dishwasher to keep seals wet
- Running the washing machine briefly
- Lubricating and running the garbage disposal
- Adding vinegar to AC drain lines to prevent algae growth
13. Final Tasks: Securing the Property
Before leaving the property, a final walkthrough ensures everything is properly secured and documented.
Final task checklist:
- Final walkthrough of entire property
- Ensuring all water sources are off
- Checking water main valve and street water meter one final time
- Listening for unusual sounds (running water, fans, alarms)
- Arming security system
- Locking all doors
- Sending detailed report to homeowner
14. Documentation and Reporting
Perhaps the most valuable aspect of professional home watch is the documentation. Each visit should result in a comprehensive report that includes:
- Date and time of inspection
- Weather conditions and temperature readings
- Photographs of any concerns or notable conditions
- Detailed notes on each inspection category
- Recommendations for repairs or service
- Confirmation of all systems operating normally
Special Considerations for Florida Properties
Florida properties face unique challenges that require additional attention in any home watch program:
Florida-Specific Challenges
Hurricane Season
From June through November, Florida properties require heightened monitoring and hurricane preparation services. Professional home watch companies offer storm preparation packages that include shutter installation, furniture securing, and post-storm damage assessment.
Humidity Control
Maintaining proper humidity levels (55% or lower) is essential. This requires working AC systems, proper thermostat settings, and sometimes supplemental dehumidifiers in closets and storage areas.
Pest Pressure
Florida's warm, humid climate creates ideal conditions for pests including termites, ants, palmetto bugs, and rodents. Regular inspection and coordination with pest control services is essential.
Insurance Requirements
Many Florida homeowner insurance policies require regular property inspections and documentation. Professional home watch reports satisfy these requirements and provide essential evidence for claims.
How Often Should Inspections Occur?
The frequency of home watch inspections depends on several factors, but most Florida properties benefit from weekly or bi-weekly visits. Consider these guidelines:
- Weekly: Recommended for most vacant properties, especially during peak summer months or hurricane season
- Bi-Weekly: Appropriate for properties with robust systems and lower-risk profiles
- Monthly: Generally not recommended for Florida properties due to humidity and pest pressure
- After Events: Additional inspections should occur after major storms, power outages, or unusual weather events
At Oceanside Home Watch, we recommend weekly inspections for most clients, with the flexibility to adjust based on your property's specific needs and seasonal considerations.
DIY vs Professional Home Watch
While some homeowners ask friends or family members to check on their property, professional home watch services offer significant advantages:
| Factor | DIY / Friend | Professional Service |
|---|---|---|
| Consistency | ||
| Comprehensive Checklist | ||
| Photo Documentation | ||
| Insurance Compliance | ||
| Liability Coverage | ||
| Vendor Network Access | ||
| Emergency Response |
What to Look for in a Home Watch Company
If you are considering professional home watch services, look for a company that offers:
- Comprehensive Checklists: The company should use detailed, documented inspection protocols covering 100+ points
- Insurance and Bonding: Proper liability coverage protects both you and the company
- Local Expertise: Knowledge of Florida-specific challenges including hurricanes, humidity, and local pest pressures
- Flexible Scheduling: Options for weekly, bi-weekly, or custom inspection schedules
- Digital Reporting: Modern companies provide photo documentation and detailed reports after each visit
- Emergency Response: 24/7 availability for urgent situations
- Vendor Relationships: Established connections with plumbers, electricians, HVAC technicians, and other service providers
- Transparent Pricing: Clear, upfront pricing without hidden fees
Beyond the Checklist: Comprehensive Property Care
While inspection checklists form the foundation of home watch services, the best companies offer additional services that provide complete peace of mind:
- Access Management — Coordinating vendor access, accepting deliveries, and managing contractor visits
- Concierge Services — Pre-arrival preparation, stocking provisions, and arranging services before your return
- Estate Management — Comprehensive oversight of all property systems and staff
- Emergency Response — Immediate action when problems are detected, day or night
- Hurricane Preparation — Storm preparation and post-storm damage assessment
The Bottom Line: Protecting Your Investment
A vacant Florida home is an investment that requires professional protection. The 110+ point home watch checklist outlined in this guide represents the gold standard for property inspection, covering every critical system and component that can fail when a home sits empty.
Whether you are a snowbird spending winters up north, an absentee owner with a vacation property, or a senior citizen who needs extra support, professional home watch services provide the systematic, documented property care your investment deserves.
Do not leave your property's protection to chance. A comprehensive checklist and professional oversight are the keys to maintaining your home's value and your peace of mind. Visit our complete Home Watch Inspection Checklist to see every inspection point in detail, or contact us to schedule a consultation.
Get the Complete Checklist
Explore all 110+ inspection points on our dedicated checklist page, or contact Oceanside Home Watch to learn how our professional services can protect your Florida property.