Tucson seasonal homes
Tucson snowbird home checklist: leaving for the summer and coming back
An empty house in Tucson spends its hardest months alone: triple-digit heat, monsoon storms and pests looking for a quiet place to move in. Here's what to do before you head north, and what to check when you return.
Before you leave for the summer
Cooling and power
- Leave the AC on. Many owners set cooling around 82 degrees to protect flooring, cabinets, electronics and anything that can melt or warp. Ask your HVAC company what suits your home.
- Replace the AC filter and have the system serviced in spring, before the heat arrives.
- Unplug small electronics and appliances you won't need. Leave the fridge running if you keep anything in it, or empty it and prop the doors open.
- Put the water heater on vacation mode if it has one.
Water and leaks
- Decide whether to shut off the main water. If irrigation, a pool autofill or a water softener needs water, ask your plumber how to isolate the house while keeping those running.
- Check under sinks, behind toilets and around the water heater for slow drips before you go.
- Set irrigation for summer and have the landscaper confirm it's working.
Monsoon prep
- Clear roof drains, scuppers and gutters. Flat and low-slope roofs collect water fast in a summer storm.
- Store or tie down patio furniture, umbrellas and cushions.
- Make sure yard drainage and washes near the house aren't blocked.
Pests
- Keep pest service going through the summer.
- Seal gaps around doors, garage doors and pipe penetrations.
- Pack rats like to nest in parked cars and chew wiring. If you leave a vehicle, ask your mechanic about protecting it, and have someone check it while you're away.
Paperwork and people
- Read your homeowner's policy for vacancy or unoccupancy conditions. Some policies expect a vacant home to be checked regularly; ask your agent what yours requires.
- Forward or hold your mail, and tell your HOA how to reach you.
- Give someone you trust access and an emergency contact list: pool, HVAC, plumber, alarm company.
While you're away
Most expensive problems in an empty home start small: an AC that quits in July, a supply line that drips for weeks, a storm that blocks a roof drain. The fix is a regular set of eyes. Our Tucson team, led by founding member Dusty Allred, walks through the house on the schedule you choose and emails a dated photo report within 24 hours of every visit. After big weather we can add a $65 post-storm check.
Home watch in Tucson · Catalina Foothills · Oro Valley · Marana · See a sample report
When you come back in the fall
- Run every faucet and flush every toilet to clear stale water, and check under sinks again.
- Look for signs of pests in the garage, closets and cabinets.
- Test smoke and carbon monoxide detectors, and replace batteries.
- Restart anything you shut off: water heater, main water, irrigation schedule.
- Check the roof, patios and yard for monsoon damage you may not have heard about.
- Restock the fridge and reset the thermostat to your winter settings.
Rather walk into a house that's already cooled and checked? Arrival prep is $149: we cool the house and run the water before you land. Departure lockdown in the spring is $149 too.
Book a free walkthrough in the Tucson area
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.