Closing your Florida home for summer requires careful planning and attention to detail. Unlike simply locking the door and leaving, properly preparing your property for months of vacancy during Florida's hottest, most humid season protects against the unique challenges of the Sunshine State's climate. This comprehensive guide walks you through everything you need to do before heading north.
Why Summer Closing Matters in Florida
Florida summers present unique challenges for vacant homes:
- Extreme humidity: 80-90% humidity can cause mold growth within 48 hours if AC fails
- Hurricane season: June through November brings storm risk
- Intense heat: Interior temperatures can exceed 100°F without climate control
- Pest pressure: Insects and rodents seek shelter from the heat
- Tropical storms: Heavy rains can expose roof or plumbing issues
Two Weeks Before Departure
Arrange Professional Home Watch Service
The single most important step in closing your Florida home for summer is scheduling professional home watch services. A qualified home watch company will:
- Monitor your property weekly or bi-weekly
- Catch HVAC failures before mold develops
- Respond to storm damage immediately
- Coordinate with vendors as needed
- Provide documentation for insurance compliance
Service Major Systems
Have professionals inspect and service critical systems:
- HVAC: Clean filters, check refrigerant levels, verify operation
- Pool equipment: Service pump, check chlorinator, balance chemicals
- Pest control: Schedule treatment before departure
- Landscaping: Arrange ongoing service for summer months
Clear Gutters and Drains
Summer thunderstorms dump massive amounts of rain quickly. Ensure all gutters, downspouts, and drainage systems are clear to prevent water intrusion.
One Week Before Departure
Kitchen Preparation
The kitchen requires special attention to prevent pest attraction and odors:
- Empty refrigerator completely or leave only sealed, non-perishable items
- Clean refrigerator thoroughly—wipe shelves and remove odors
- Leave refrigerator door slightly ajar or place baking soda inside if running
- Clear all pantry items that could attract pests (opened packages, grains, sweets)
- Run garbage disposal with ice and citrus to clean
- Remove all trash and recyclables
Laundry and Linens
Moisture and mildew are constant threats in Florida's humidity:
- Wash all linens, towels, and bedding before storing
- Leave closet doors open for air circulation
- Consider moisture absorbers in closets
- Don't leave wet items in washing machine
Safety Systems Check
- Test smoke detectors and replace batteries
- Test CO detectors
- Verify security system is armed and monitored
- Check fire extinguisher expiration dates
Day Before Departure
Climate Control Settings
This is critical for Florida homes—never turn off your AC:
AC Settings for Vacant Florida Homes
- Set thermostat to 78-80°F—not to save money, but to control humidity
- Target indoor humidity below 60% (ideally 50-55%)
- Leave ceiling fans on low to circulate air
- Consider a dehumidifier as backup
Water Considerations
Decide based on your situation:
- Turn off at main: Eliminates leak risk but prevents irrigation
- Leave on for irrigation: Necessary for landscaping but increases leak risk
- Install water sensors: Provides alerts for leaks
- Turn off water heater: Or set to "vacation" mode
Electrical and Appliances
- Unplug small appliances to prevent surge damage
- Set timers on a few lights for security appearance
- Leave major appliances (refrigerator, AC) plugged in
- Verify surge protectors are functioning
Security Measures
- Lock all doors and windows—check twice
- Arm security system
- Set exterior lights on timers or motion sensors
- Close hurricane shutters if leaving for entire hurricane season
- Remove or hide valuables
Mail, Packages, and Communication
- Forward mail or arrange hold at post office
- Pause or redirect package deliveries
- Inform trusted neighbors of your absence
- Provide emergency contact to home watch service
- Leave key and access information with home watch company
Pool and Spa Preparation
Florida pools require ongoing attention even when you're away:
- Balance water chemistry before departure
- Clean filters thoroughly
- Verify automatic chlorinator is functioning
- Check pump timer settings
- Arrange for regular pool service or include in home watch
- Inspect pool enclosure for damage
Hurricane Season Overlap
Since Florida summer coincides with hurricane season (June-November), additional preparation is essential:
- Ensure hurricane shutters are functional and accessible
- Arrange pre-storm preparation services with home watch
- Document all valuables with photos for insurance
- Store outdoor furniture or secure it
- Trim trees and shrubs that could become projectiles
- Know your evacuation zone and insurance contact information
Common Mistakes to Avoid
Costly Closing Mistakes
- • Turning off AC to "save money"—mold damage costs far more
- • Skipping home watch—problems compound when undetected
- • Leaving food in pantry—guaranteed pest infestation
- • Closing interior doors—restricts air circulation
- • Ignoring pool—green pool can cost thousands to restore
- • No emergency contacts—delays response to problems
The Professional Advantage
While this checklist helps you prepare, nothing replaces professional oversight during your absence. Seasonal home watch services provide:
- Regular inspections catching problems early
- Humidity and temperature monitoring
- Storm preparation and response
- Vendor coordination for any issues
- Peace of mind documentation
- Emergency response capability
Ready to Close Up for Summer?
Let Oceanside Home Watch protect your Florida property while you're away. We handle everything from regular inspections to hurricane preparation.