Seasonal homes and insurance
How often should a vacant home be checked?
For most seasonal Arizona homes, every two weeks is the minimum and weekly is safer in summer. Your insurance policy may also have its own expectations, so check it before you leave.
A simple schedule
October to May
Every two weeks for most homes. Mild weather, but leaks, pests and power outages still happen.
June to September
Weekly. Triple-digit heat and monsoon storms can turn a failed AC or a blocked roof drain into serious damage within days.
Homes with a pool
Weekly year-round is the safer choice. A pump that stops or a pool service that skips a week shows up fast.
After a big storm
An extra check soon after a monsoon or major wind, even if a regular visit is days away.
What your insurance policy may say
Every policy is different, so treat this as general information, not insurance advice. Things to look for in yours:
- A vacancy clause. Many homeowner policies limit coverage for some kinds of loss, such as vandalism or broken glass, once a home has been vacant for a set period, often around 60 days.
- Reasonable care. Some policies expect you to keep up basic protection while you're away, like keeping utilities on, maintaining temperature or shutting off and draining water.
- Required checks. Some insurers and seasonal-home policies expect the home to be checked at regular intervals, and a few spell out how often.
Before you leave for the season, call your agent, tell them how long the home will be empty and ask what they require. Get the answer in writing.
Vacant or unoccupied?
In insurance language, a vacant home usually has no one living in it and little or no furniture or belongings. An unoccupied home still has its furnishings and belongings, but no one is living there right now. Most snowbird homes over the summer are unoccupied rather than vacant, but your policy's own definitions are the ones that count.
What every check should cover
- Inside: every room, under every sink, around toilets and the water heater, the fridge and freezer
- Systems: AC, thermostat and humidity, breaker panel, water meter with fixtures off
- Outside: doors, windows, gates, roofline, patios, drainage, irrigation and the pool
- Signs of pests, critters or anyone getting in
The full list is on our home watch checklist.
Keep a record
A dated photo report after every visit shows when the home was checked and what condition it was in. If you ever need to file a claim, that record can help you show the home was looked after. Every Snowbird visit ends with one, sent within 24 hours. See a sample report.
Questions people ask
How long can I leave my house unoccupied?
There is no single answer. It depends on your insurance policy, your home and the season. Many homeowner policies change coverage after a home has been vacant for a set period, often around 60 days, so check your policy and ask your agent before you leave.
Does my insurance require home watch?
Some policies and insurers expect a vacant or unoccupied home to be checked at regular intervals, and some seasonal-home policies spell out how often. Ask your agent what your policy requires, and get the answer in writing.
Is a visit every two weeks enough?
For most seasonal Arizona homes outside the summer, yes. From June through September, or for homes with a pool, older systems or a history of leaks, weekly visits are the safer choice.
What's the difference between vacant and unoccupied?
In insurance language, a vacant home usually has no one living in it and little or no furniture or belongings. An unoccupied home still has its furnishings, but no one is living there right now, which describes most snowbird homes over the summer. Your policy's own definitions are the ones that count.
Book a free walkthrough
We tour the home with you, learn its systems and confirm your price. About 30 to 45 minutes, no obligation. Or call or text (602) 834-5017.
Serving Fountain Hills, Scottsdale, Paradise Valley, Mesa, Gilbert, Tempe, Rio Verde, Tucson, Oro Valley, Marana and the Catalina Foothills. All service areas