Seasonal guide

Summer Departure Checklist for Florida Estate Owners

By Nick Martinsen, Owner · Updated August 2026

As spring turns to summer, seasonal residents in Palm Beach Gardens, Boca Raton, and Jupiter head north. Leaving South Florida for the warm months is a cherished routine. Closing a luxury home for five to seven months is not — it takes meticulous care.

Heat, humidity, and severe summer storms do their work quietly. An unmonitored vacant house develops mold, plumbing failures, or pest activity long before anyone opens the front door in the fall. This is the departure checklist we work from.

Climate and humidity control

Uncontrolled indoor humidity is the primary cause of mold growth in a vacant Florida home.

Thermostat settings: Set primary A/C thermostats to 75–77°F. If the system has a humidistat, hold it at 50–55% relative humidity.
Air filter replacement: Install fresh high-MERV filters the week you leave, so airflow stays strong through the months the system works hardest.
Ceiling fans: Switch every fan off. In an empty room a motor adds heat and lowers nothing.

Plumbing and water risk

A slow supply leak or a running toilet can ruin flooring and cabinetry within days if nobody is there to hear it.

Main water valve: Close the main indoor valve unless a specific system needs pressure — pool auto-fill, fire sprinklers, certain irrigation controllers.
Water heater breaker: Flip the breaker on electric water heaters to off. It saves energy and protects the element if the supply is shut.
Drains and traps: Pour a little mineral oil or white vinegar into sink drains and toilet bowls so trap water does not evaporate and let sewer gas into the house.

Appliances and kitchen

Odors and pests both start in the same three places: the refrigerator, the disposal, and the ice bin.

Refrigerator care: For a long departure, clear all perishables. If you empty the appliance entirely, unplug it, clean the interior, and prop the doors open against mildew.
Dishwasher and disposal: Run a cleaning cycle through both, then leave them dry — standing water in a sealed kitchen becomes a smell you will notice in November.
Ice makers: Turn automated ice makers off and empty the bins.

Electronics, lighting, and security

Palm Beach County sees more lightning than almost anywhere in the country, and automation racks are expensive to replace.

Surge protection: Unplug non-essential electronics, televisions, and small appliances. Leave surge protection in place on anything that has to stay powered.
Automated lighting: Program smart lighting to realistic daily schedules so the house reads as occupied from the street.
Security monitoring: Give your monitoring company your departure and return dates, and add your local home watch provider to the emergency contact list.

Scheduled professional home watch

The single most effective step in protecting an unoccupied Florida estate is a regular, documented inspection schedule.

Insurance requirements: Policies on luxury residences frequently require documented inspections every 7 to 14 days during a long absence. Read yours before you leave, not after a claim.
A written record: Timestamped photo reports after every visit are what turn a problem into a repair rather than an argument with an adjuster.

On the ground

Professional home watch in Palm Beach County

Palm Beach County Estate & Home Management offers owner-led home watch and full estate management, plus second home management for seasonal residents. Every visit covers the interior and exterior, HVAC and plumbing, vehicle starts, and ends with a timestamped photo report sent to your inbox or filed in your client portal.

The full seasonal protocol, both halves of it, is written up under estate opening and closing.

Closing up for the season? Speak with an owner directly at 561-351-6323.

Before you hire

What is home watch?
The plain definition: a scheduled inspection of an empty home, with a photo report after every visit.
Choosing a home watch provider
What separates an accountable firm from a neighbor with a key and good intentions.
Selecting an estate manager
The credentials and habits that matter when one person speaks for the house.
Home watch cost in Palm Beach County
Why square-footage pricing gets a waterfront house wrong, and what we charge instead.
Questions owners ask first
Terms, scope, and what is included before you commit to anything.

Begin

Schedule your consultation before you head north.

Tell us where the house is and how long it sits empty. We will walk it with you and set the inspection schedule around it.

Book your free consultation

Tell us about your home. We'll respond within one business day.