The Seasonal Owner's Guide to Southwest Florida Homes

In most cases, yes. A failed supply line, toilet valve or washer hose can release hundreds of gallons a day in an empty house. With the main off, damage is limited to what is already in the pipes. If your irrigation runs on the house water supply, plan for the lawn, and if the water is off, the water heater should be off or in vacation mode too.

Never turn the A/C off. Most seasonal owners set it between 78 and 82 degrees in cooling mode with the fan on Auto, so the system runs long enough to remove moisture. The goal is to keep indoor humidity under 60 percent. A thermostat that alerts your phone to high temperature or humidity is one of the best investments a seasonal owner can make.

Use vacation mode if it has one. Otherwise turn an electric water heater off at its breaker. When you return, let the tank fill completely before restoring power. Powering an empty electric tank burns out the heating elements.

Every drain has a trap that holds water, and that water keeps sewer gas and insects out of the house. In an empty Florida home it slowly evaporates. Plastic wrap or painter's tape over drains, and plastic wrap over the toilet bowl under the seat, slows evaporation and blocks the opening.

Yes, or at a minimum the cushions and umbrellas. Storms turn loose furniture into projectiles, six months of sun fades and breaks down fabric, and cushions left out collect mildew, wasps and nests.

Put a deadbolt or keypad lock on the door from the garage into the house and keep it locked, lock out or unplug the opener, and shield the emergency release. An overhead garage door is often the easiest way into a house, and the interior door is the one most owners forget.

Weekly or every other week is common for homes left empty through summer. Some insurance policies set their own expectations for vacant homes, so ask your agent and use that as your minimum. An extra check after any major storm or long power outage is always worth it.