Seasonal readiness
Storm Preparation and Seasonal Readiness for Second Homes
A second home in Palm Beach or Martin County needs a storm plan that works when you are not there. We stage the readiness work in spring, deploy protection on a forecast schedule, and inspect the property before anything is moved after the storm.
Pre-season checks, hurricane shutter deployment, and documented post-storm inspections — held by one accountable team across the county.
Why second homes differ
The house is vacant. The plan cannot be.
Most storm damage to a second home happens not because the storm was severe, but because no one was there to catch the small failure before it became a large one. A pool pump left running into a power outage, a drain backed up for weeks, a window left unlatched, or a shutter discovered missing when the supply house is already empty.
Seasonal readiness closes that gap. It is a calendar, not a panic call — spring staging, summer monitoring, fall closing, and a documented chain of evidence before and after any storm. The owner receives the same report the adjuster will see.
Three phases
Readiness, deployment, and inspection
Each phase is scheduled before the next one is needed.
Spring — before June 1
Pre-season readiness
Second homes cannot be readied once a watch is issued. The work is done in April and May, while contractors still answer the phone and materials are in stock.
- Shutter and panel inventory verified against every opening; missing or damaged panels replaced while stock remains.
- Generator load-tested, oil and filters changed, fuel treated, and transfer switch exercised.
- Roof, soffit, flashing, gutters, and drains inspected and cleared.
- Outdoor furnishings, art, planters, and equipment catalogued so they can be stowed quickly.
- Time-stamped pre-season photographs of every elevation and interior room filed for insurance comparison.
- Insurance declarations reviewed for hurricane deductible, flood coverage, and any owner obligation that requires documentation.
72 hours to landfall
Active storm protocol
When the owner is out of state, the house still needs to be closed on the schedule the forecast allows — not the night before the storm.
- Outdoor items stowed inside or secured against wind-borne debris.
- Shutters and panels deployed on a planned sequence, with photographs confirming every opening is closed.
- Pool water lowered, equipment protected, irrigation and landscape lighting shut down.
- Generator fueled and tested; refrigeration and freezers pre-cooled.
- Vehicles, boats, and lifts secured per owner instructions.
- Final pre-storm documentation time-stamped and uploaded to the owner portal.
After the storm passes
Post-storm inspection
The first visit after a storm sets the course of every insurance claim and repair. Nothing is moved before it is photographed.
- First inspection as soon as the area is legally accessible, with exterior and interior photographs before anything is disturbed.
- Water intrusion, roof, window, and envelope assessment; standing water and moisture readings taken.
- Generator and power status confirmed; refrigeration checked; mitigation started within the window that prevents mold growth.
- Emergency tarping, board-up, and dry-out coordinated through vendors already on the roster.
- Written report with photographs delivered to the owner and, on request, directly to the carrier or adjuster.
- Shutters struck and the residence returned to normal operation once the season allows.
Seasonal calendar
What we check, season by season
A second home is never truly static. Florida's climate changes it all year.
Fall / Winter
Closing the house for the season
- Humidistat set to hold 50–55% relative humidity; thermostat at 75–77°F.
- Main water valve closed unless pool auto-fill or fire sprinklers require pressure.
- Drain traps treated to prevent sewer gas and insect entry.
- Refrigerator, ice maker, and dishwasher prepared for extended vacancy.
- Home watch schedule set to every 7–14 days, with weekly visits through hurricane season.
Spring
Pre-season readiness and opening
- A/C service, condensate line treatment, and filter replacement.
- Shutter and impact-glass hardware tested and lubricated.
- Generator service, fuel rotation, and transfer-switch exercise.
- Pool start-up, irrigation calibration, and landscape reset.
- Pre-storm photo documentation completed before June 1.
Summer
Peak storm season and high heat
- Weekly visits June through November for vacant homes.
- Humidity and temperature logged to catch A/C or dehumidifier failures early.
- Storm-watch protocol activated for any named system entering the cone.
- Vendor roster confirmed for emergency tarping, board-up, and dry-out.
Insurance
Documentation is the difference between a paid claim and a disputed one.
Carriers do not ask whether the storm was strong. They ask when the damage occurred and what the property looked like before it. A second-home owner three states away often cannot answer either question.
Our protocol produces three dated records: pre-season condition photos, pre-storm closure photos, and post-storm inspection photos taken before anything is moved. The same report goes to you and, on request, directly to your adjuster. We do not adjust claims or interpret coverage — we give the adjuster the evidence they need to process yours.
FAQ
Questions about storm readiness
What makes storm preparation different for a second home?
A second home is usually vacant when the storm forms. There is no one on site to move furniture, check the generator, or photograph damage before the restoration crew arrives. A second-home storm plan must be executed remotely, with a local team already authorized, already familiar with the property, and already on a schedule set before hurricane season.
When should seasonal storm readiness start?
April and May. Shutter panels, generator parts, and qualified crews are available then. Once a named storm enters the cone, the same crews and materials are unavailable. The homeowners who discover a missing shutter panel in August are the ones who did not check in May.
Will you deploy shutters if I am out of state?
Yes. Most of our second-home clients are away during storm season. Deployment begins on the schedule the forecast allows, and you receive photographs confirming the house is closed. Striking the shutters afterward is included.
What happens during the post-storm inspection?
We inspect as soon as the area is legally accessible. Photographs are taken before anything is moved. Water intrusion, roof, window, and envelope damage are assessed, moisture readings are recorded, and mitigation is started inside the window that keeps water damage from becoming mold damage. You receive a written report, and we can send it directly to your carrier or adjuster.
Does this help with an insurance claim?
Materially. The most common reason a Florida hurricane claim is reduced or denied is that the owner cannot prove the home's condition before the storm. Dated pre-season, pre-storm, and post-storm photographs answer the question carriers actually ask. We do not adjust claims or give coverage advice — we produce the dated record your adjuster works from.
Can storm preparation be a standalone service?
Yes. It is also included in full estate management and second home management. Many owners begin with seasonal storm readiness and add year-round oversight after their first season.
Related reading
Before you hire
- A definition of home watch
The systems most likely to fail in a closed house, and the record a visit should leave behind.
- Vetting a home watch company
Licensing, general liability, and the difference between a checklist and a real record.
- What to look for in an estate manager
Single point of contact, vendor accountability, and a written record of every decision.
- What home watch costs
Published rates from $750 a month and the six factors that move the price.
- Common questions
What happens between visits, who to call, and how quickly an owner responds.
Start before the season
Request a seasonal readiness review
We walk the property, document its current condition, and build a spring-through-fall protocol matched to your home, your insurance, and your travel schedule.
By Nick Martinsen, Owner
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