The Snowbird's Complete Home Watch Checklist

October 1, 2025

snowbirdseasonal homechecklist

Before You Leave for the Winter

Every fall, millions of snowbirds head south to Florida, Arizona, and other warm-weather states — leaving their northern homes vacant for months at a time. A well-prepared departure protects your home from winter's biggest risks: frozen pipes, heating system failures, storm damage, and break-ins. This checklist covers everything you need to do before you go — and what your home watch professional should be monitoring while you're away.

HVAC and Heating

  • Schedule a pre-winter HVAC service visit — have a technician clean and inspect your heating system before you leave
  • Replace furnace filters
  • Set your thermostat to a minimum of 55°F — this is the critical threshold for preventing pipe freezing
  • Consider a smart thermostat so you can monitor and adjust temperature remotely
  • Make sure your home watcher knows the minimum acceptable temperature and your HVAC service company's contact info

Plumbing

  • Drain outdoor hose bibs and disconnect garden hoses
  • Insulate any exposed pipes in unheated spaces — crawl spaces, garages, attic spaces near exterior walls
  • Consider shutting off water to the main line if you have a trusted shutoff and your heating is reliable; alternatively, leave water on but at minimum heat
  • Set your water heater to "vacation mode" or the lowest setting
  • Run all faucets and flush all toilets before departure to clear standing water in traps
  • Pour a small amount of RV antifreeze into floor drains and infrequently used toilet traps if the home will be very cold

Security

  • Test all door and window locks — deadbolts on all exterior doors
  • Set up light timers on interior lights to simulate occupancy (use smart plugs for remote control)
  • Test your alarm system and confirm your monitoring company has updated contact information
  • Place indoor security cameras at key areas — entry points, living areas — and confirm remote viewing works
  • Pause any recurring package deliveries or set up a redirect address
  • Ask a neighbor to keep an eye out and notify your home watcher if they see anything unusual

Appliances and Utilities

  • Empty and clean the refrigerator if you'll be gone more than 2–3 months, or leave it running with the temperature set to economy mode
  • Clean the oven and leave the door cracked slightly
  • Clean the dishwasher and run a rinse cycle before leaving
  • Run the washing machine on empty with a cleaning tablet; leave the lid open
  • Unplug small appliances — toasters, coffee makers, TVs, computers — to eliminate phantom load and reduce fire risk
  • Consider turning off the gas fireplace pilot light (ask your gas company for instructions)

Mail and Deliveries

  • Submit a mail forwarding request or mail hold request with USPS — do this at least 1 week before departure
  • Cancel or pause newspaper subscriptions
  • Update your address with banks, credit card companies, and subscription services to your southern address or a P.O. box
  • Cancel any scheduled package deliveries to your northern address
  • Let Amazon, UPS, FedEx know your preferred delivery address has changed

Documentation Before You Leave

  • Walk through every room and take a video — narrate what you see. This is invaluable for insurance claims if something happens.
  • Photograph all appliances, electronics, and valuables. Note serial numbers in a document stored in the cloud.
  • Review your homeowner's insurance policy — confirm you have vacancy coverage if the home will be unoccupied for more than 30 days (many policies restrict coverage for vacant homes)
  • Notify your insurance company that the home will be vacant seasonally

Hiring a Home Watch Professional

A home watch professional is your eyes and ears on the ground while you're away. Here's how to get the right one in place before you leave:

  • Book early — In high-demand markets (Michigan lake country, New England coast), qualified home watchers fill their client roster quickly in September and October. Don't wait until the week before you leave.
  • Look for NHWA membership and insurance — The National Home Watch Association requires members to carry liability insurance and pass a background check. This is the minimum professional standard.
  • Ask for their winter inspection protocol — A good northern home watcher will specifically check for pipe freeze risk, heating system operation, and roof stress after heavy snowfall.
  • Leave them everything they need — Key or lockbox code, alarm code, utility account numbers, emergency contacts (neighbor, plumber, HVAC tech), insurance policy number, your southern address and phone number
  • Set up a post-storm check — Confirm your home watcher will do an extra visit within 24–48 hours of any significant snow, ice, or wind event

What Your Home Watcher Should Check Each Winter Visit

  • Interior temperature — verify thermostat is holding the set minimum
  • Any visible frost, ice, or moisture on interior windows or pipes
  • HVAC system operation — is it running normally?
  • Roof and gutters — after storms, look for ice dams, missing shingles, or collapsed gutters
  • Power status — check breaker panel if anything seems off, verify no outage-related damage
  • Entry points — all doors and windows secure, no signs of intrusion
  • Wildlife/pest entry — rodents and small animals seek warmth in winter and can cause significant damage
  • Water intrusion — check basement, crawl space, and around windows for any signs of moisture

Spring Return Preparation

Before you head back north, ask your home watcher to do a pre-return inspection — a thorough walkthrough that confirms everything is in order before you arrive. This should include:

  • Confirming heating and cooling system is ready for the transition to spring
  • Running all faucets and flushing all toilets to check plumbing after winter
  • Airing out the home (opening windows if weather permits)
  • Checking for any pest activity that developed over winter
  • Inspecting the exterior for any winter storm damage you may want to address before the season
  • Restoring any shut-off utilities

A good home watch professional will hand off a detailed pre-return report so you know exactly what to expect when you walk through the door — and what needs immediate attention.

Find a Home Watch Professional Near Your Northern Home

HomeWatcherList features home watch companies across the country, including northern markets popular with snowbirds. Search by your city or state to find qualified professionals, read reviews, and contact providers directly for seasonal pricing.