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Luxury home watch

Someone answerable is in the house.

Scheduled interior and exterior inspection of an unoccupied coastal property, documented in writing and photographs after every single visit.

The problem

What actually goes wrong.

A closed house in coastal Florida does not sit still. Humidity climbs behind closed doors. A supply line weeps for six weeks before anyone opens the cabinet. A breaker trips, the air handler stops, and by the time someone notices, the drywall is gone. Insurers know this, which is why a growing number of policies now require documented periodic inspection on a property left vacant.

The common alternative is a neighbor with a key or a sole proprietor at fifty dollars a visit. Both are well meant. Neither follows a written protocol, and neither leaves a dated photographic record you could hand to an adjuster.

The protocol

How the work is done.

Every visit follows the same sequence, in the same order, whether it is the first one or the fortieth. Consistency is what makes an anomaly visible.
  1. 01

    Exterior circuit

    A full walk of the perimeter before entry: roof and flashing from grade, gutters, soffits, exterior doors and windows, screens, lighting, irrigation, and any sign of attempted entry or storm damage. Landscape is assessed for overgrowth against the structure and for standing water.

  2. 02

    Entry and closure check

    Alarm state on arrival is recorded. Interior doors, windows, and sliders are checked as we move, not at the end. Anything found unsecured is documented with a photograph before it is corrected.

  3. 03

    Room-by-room interior sweep

    Ceilings, wall bases, and window sills in every room. Under every sink. Behind every toilet. Water heater, air handler, condensate pan and line. Refrigeration and pantry. Nothing is skipped because it was clear last time.

  4. 04

    Systems and environment

    HVAC operation is verified against the agreed vacancy set points, and interior temperature and humidity are recorded as data on every report so the trend is visible over a season, not just a moment.

  5. 05

    Correct, or escalate

    Small things are handled on the spot: a reset breaker, a flushed condensate line, a parcel moved inside. Anything requiring a trade, a cost, or a decision is documented, photographed, and brought to you with a recommendation, never actioned quietly.

  6. 06

    Secure and report

    The house is closed to the same standard every time, the alarm is armed, and the report is written before we leave the property, while the detail is still exact.

What you receive

The record you are left with.

  • A dated condition report after every visit

    Checklist, photographs, recorded temperature and humidity, notes in plain language, and a clear separation between what we handled and what needs your decision.

  • A searchable archive of every visit

    Every report from every visit, retained and retrievable for twenty-four months. When an insurer, a buyer, or an advisor asks what condition the property was in on a given date, the answer already exists.

  • One accountable steward

    The same person walks your property each visit and knows what is normal for it. You have their direct line, not a dispatch queue.

  • Coordinated response

    If something is found, we do not simply report it. We source the licensed trade, provide access, observe the work on your behalf, and document the completed repair in the next report. Licensed trades contract with you directly and carry their own license and insurance; we do not direct the means or methods of licensed work.

Inspection frequency is set by your membership and by what the property actually needs. Many carriers writing vacant coastal risk expect documented inspection at defined intervals. We will tell you what we see in your policy language, but the requirement is confirmed in writing between you and your own carrier before your plan is finalized.

See how this fits into a membership

Common questions

What owners ask first.

How often should a vacant luxury home be inspected?
For a coastal Florida property left unoccupied, every seven to fourteen days is the working standard, tightening to weekly during hurricane season and during any period when systems are running unattended. The right interval depends on the age of the systems, whether the pool and irrigation are active, and what your insurance policy requires.
Do you carry insurance?
Commercial general liability coverage and a fidelity bond are being placed and are not yet in force. No engagement begins at a property before a current certificate for that coverage is in the owner's hands. We would rather say that plainly than let a certificate be assumed.
Is this a security service?
No. Home watch is scheduled inspection and documentation. We do not guard, patrol, monitor, or provide alarm response, and we are not licensed to. If you want the property watched in that sense, you want a licensed security agency, and we will happily tell you who is good.
Can my advisor or property manager receive the reports?
Yes. Reports can be distributed to any parties you designate in writing, including an advisor, family office, insurance agent, or realtor.

Related services

The next step

Begin with a conversation.

Every engagement starts the same way: a conversation about the property, a walkthrough, and a written care plan before any commitment. If we are not the right firm for your estate, we will tell you that.

Request a Private Consultationor call 386.488.3360

We respond to every request within one business day.