Home Watch and Florida Insurance Requirements

Florida homeowners policies treat an unoccupied house differently than an occupied one. Vacancy and unoccupancy provisions can limit or exclude coverage for water damage, theft, vandalism, and freezing after a defined number of consecutive days — often 30, 60, or 90 — and carriers increasingly ask whether an absent owner has professional inspections on a documented schedule.

This page explains what carriers generally look for and how a documented home watch program supports your coverage. It is general information, not insurance advice — always confirm requirements with your own carrier or broker.

Every Palm Beach County inspection follows the same documented protocol from the first visit to the last, so nothing is left to memory or judgment on the day. Our inspector begins with a full interior walkthrough — every room, every level, every closed door — looking for water intrusion, ceiling and wall staining, musty odor, and anything out of place since the previous visit. We run and check all water fixtures: kitchen and bathroom sinks, every toilet for silent running valves, showers and tubs to clear stagnant lines and keep trap seals full, and the water heater for corrosion, weeping fittings, and pan moisture. A single slow supply-line leak is the most expensive thing that can happen inside an unoccupied Palm Beach County home, and it is the item we check most carefully.

From there we verify the HVAC system: operation, filter condition, thermostat setpoint, and the interior temperature and humidity reading against the levels we agreed on for your property. We open the electrical panel to check for tripped breakers, scorching, and visible wiring issues, then move outside for a full exterior walk — roof and soffit condition from ground level, missing or lifted shingles and tile, gutter and downspout blockage, and drainage away from the foundation after Florida's afternoon storm cycle.

The pool receives a visual inspection every visit: water level, clarity, pump and filter operation, and cage or screen condition. Security systems are confirmed — every exterior door, window, and sliding door locked, alarm status verified, cameras and smart-home panels operating. We look for signs of pest activity including rodent droppings, insect trails, and termite evidence at baseboards, garage corners, and exterior wood. The garage is checked for door operation and the condition of vehicles, storage, and equipment inside. We note landscaping problems — obvious overgrowth, fallen branches, irrigation breaks, and standing water or drainage issues along the property line. Finally, mail and deliveries are collected so nothing accumulates and signals an empty house to anyone watching the street.

• Interior walkthrough — every room, every level
• All water fixtures — sinks, toilets, showers, water heater
• HVAC system — filters, operation, thermostat settings
• Electrical panels — breakers and visible wiring
• Roof and exterior — visible damage, missing shingles, gutters, drainage
• Pool visual inspection — water level, clarity, equipment
• Security systems — doors, windows, locks, alarms
• Signs of pest activity — rodents, insects, termites
• Garage — door operation and condition of contents
• Landscaping — overgrowth, fallen branches, drainage issues
• Mail and deliveries collected — no visible accumulation
• Interior temperature and humidity documented every visit

Every Palm Beach County inspection ends the same way: a GPS-verified photo report delivered to your email the same day. The report opens with the date, arrival and departure timestamps, and GPS confirmation that our inspector was physically at your property — not a checkbox on a form filled out somewhere else. Inside you get a detailed written description of every item checked, organized by system and by room, along with the interior temperature and humidity readings for that visit.

If we find an issue, you see photographs of it. A stain forming on a ceiling, a corroded fitting at the water heater, a lifted roof tile, a pool pump that has stopped, a breaker that tripped while you were away — all of it is photographed and described in plain language. For anything urgent we do not wait for the report. You get an immediate phone call, and we coordinate directly with licensed contractors for repairs when you ask us to.

Reports are yours to use. Owners forward them to family members who want visibility into the property, to insurance carriers who require documented inspections on an unoccupied home, and to adjusters when supporting a claim after a storm or a water event. Every Palm Beach County report is retained as a permanent dated record of the property's condition, which is exactly the evidence trail an insurer looks for. And you always have direct access to the person inspecting your home at 561-913-2023 — never a call center, never an outsourced dispatcher.

• GPS verified photo report emailed the same day
• Detailed written description of every item checked
• Photographs of any issue found on the visit
• Immediate phone call for urgent issues discovered
• Reports easy to share with family members
• Reports accepted for sharing with your insurance company
• Documentation that supports insurance claims
• Permanent dated record of every visit
• Direct access to your inspector — never a call center

Palm Beach Home Watch is locally owned and based in Wellington, Florida. We are not a franchise operating from a national playbook, and there is no regional office between you and the person who walks your Palm Beach County property. That matters when something goes wrong at nine o'clock on a Sunday night: you call 561-913-2023 and reach the people who are responsible for your home.

We are an active member of the National Home Watch Association, the body that sets professional standards for this industry — accreditation requirements, insurance minimums, and background screening for anyone entering a client's property. Every inspector is background checked. We are fully insured, and a Certificate of Insurance is provided on request naming your property, your association, or your building as additional insured.

Local knowledge is the part that cannot be outsourced. We know Palm Beach County, we know the surrounding Palm Beach County communities, we know how the HOAs and gate operations here handle vendor registration, and we know which local contractors show up when a property needs an emergency repair. We coordinate directly with your HOA, your property manager, or your building security so access is arranged before your first inspection rather than negotiated at the gate. There are no long-term contracts, scheduling is flexible around your travel calendar, and you can add or pause visits as your season changes.

• Locally owned — based in Wellington, FL, not a franchise
• NHWA certified member
• Fully insured — COI provided on request
• Background checked inspectors
• We know Palm Beach County — the communities, HOAs, and contractors
• No long-term contracts required
• Flexible scheduling around your travel calendar
• Direct coordination with your HOA, property manager, or building security
• Direct inspector access — 561-913-2023

Florida's hurricane season runs June 1 through November 30, and it is the period when an unoccupied Palm Beach County property is most exposed. Before a named storm approaches we conduct a documented pre-storm visit: storm shutters and impact protection verified as closed and secured, outdoor furniture and loose items brought in or secured, drains and gutters cleared, pool water level adjusted, generator checked for fuel and start-up where one is installed, and interior systems set for the property to sit safely through a power outage. Every item is photographed so you have a dated record of the property's pre-storm condition.

After the storm passes and access is safe, we return for a post-storm inspection. We document roof and tile condition, window and shutter integrity, water intrusion at doors and sliders, screen and cage damage, fallen trees and debris, pool contamination, and whether power has been restored and the HVAC is running again. Photographs are timestamped and delivered the same day, which is precisely the documentation an insurance adjuster needs and precisely what most owners cannot produce from a thousand miles away.

We monitor National Hurricane Center advisories and local Palm Beach County weather alerts through the season and proactively schedule checks around named-storm activity rather than waiting for a call. This is why we recommend weekly visits from June through November even for owners who use bi-weekly service the rest of the year — the window between a problem starting and a problem becoming catastrophic is far shorter in storm season. Call 561-913-2023 to set your hurricane season schedule.

• June through November hurricane season monitoring
• Documented pre-storm property preparation visit
• Storm shutter and impact protection verification
• Generator fuel and start-up check where applicable
• Post-storm inspection with timestamped photo documentation
• Photo evidence formatted for insurance adjusters
• Weekly visits recommended June through November
• Proactive checks after every named storm affecting the area