5 Small Things Seasonal Homeowners Can Do to Avoid Big Disasters in an Unoccupied Home

BEACH HAVEN, N.J. - Rezul -- Seasonal Homeowners Association Executive Director and Author of What to Watch For, a Professional Guide to Home Watch, Kathleen Kuhn warns that "set it and forget it" thinking is the biggest risk to vacant seasonal properties

As seasonal homeowners close up their properties for the off-season, industry experts warn that a handful of overlooked precautions can mean the difference between a home that survives months of vacancy and one that suffers catastrophic — and costly — damage.

According to Kathleen Kuhn, one of the most experienced entrepreneurs in home inspection and residential maintenance and author of What to Watch For: A Professional Guide to Home Watch, many homeowners believe that winterizing the pipes or leaving the air conditioning running is enough to protect an unoccupied home. It isn't. Kuhn is also the founder of the newly launched Seasonal Homeowners Association, a free resource created to help seasonal homeowners protect their properties while they're away.

"The biggest mistake I see is what I call 'set it and forget it' thinking," said Kuhn. "Homeowners assume that because they winterized the plumbing, or left the AC running to control humidity, their home is safe until they return. But an empty house doesn't stop having problems just because no one is living in it. Roof leaks, pest infestations, HVAC failures, and even break-ins can go undetected for months — and by the time someone finds them, what would have been a simple fix has turned into a five- or six-figure disaster."

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Kuhn and her team recommend five simple, low-cost steps every seasonal homeowner should take before locking the door for the season.

1. Don't Rely on "Set It and Forget It"

Winterizing pipes or leaving the air conditioning running is not a substitute for ongoing attention. Systems fail, power goes out, and conditions change — a home needs to be actively checked, not just prepped once and left alone.

2. Hire a Professional Home Watch Service

A trained home watch professional conducts regular, documented visits to check for leaks, pest activity, HVAC performance, security issues, and storm damage — catching small problems before they become expensive ones.

3. Install Leak Detection and Home Monitoring Systems

Smart water sensors, temperature monitors, and remote security cameras can alert homeowners — and their home watch provider — the moment something goes wrong, whether it's a burst pipe, a failed sump pump, or a sudden temperature spike.

4. Review Insurance Coverage for Gaps and Limits

Many standard homeowner policies limit or exclude coverage for incidents that may occur when a home has been left unoccupied for weeks at a time.  In addition, insurance companies often determine severe damage from water (for example) to be preventable if the damage could have been prevented if someone was watching the home. Homeowners should confirm with their carrier that their policy doesn't have unoccupied-home limitations that could leave them exposed.

5. Verify Credentials for Every Service Provider

Your team of local professionals to care for your home when you are there and away are essential.  However, anyone hired to access or maintain the property — from home watch providers to landscapers and contractors — should be licensed, insured, and bonded. Many are not!  Skipping this step can leave homeowners liable for accidents including injuries or theft that occur on their property while they're away.

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"These are small, inexpensive steps," Kuhn added. "But they're the difference between coming back to a home that's exactly as you left it or coming back to a disaster that could have been prevented with a little planning."

For more information on protecting unoccupied homes, joining the free Seasonal Homeowners Association (membership is free), or learning more about What to Watch For: A Professionals Guide to Home Watch, visit seasonalhomeowner.org.

Home watch professionals and other service providers who serve the seasonal homeowner community can create a free listing at SeasonalHomeowner.org.

About Kathleen Kuhn

Kathleen Kuhn a former founder and CEO of HouseMaster home inspections, and PatchMaster Drywall Repair, President of HomeKeepr and is known as one of the most experienced entrepreneurs in the home inspection and residential maintenance industry and the author of What to Watch For: A Professionals Guide to Home Watch. She is also the founder of the Seasonal Homeowners Association, a newly launched, free resource dedicated to helping seasonal homeowners protect, manage and enjoy their properties year-round.

For more information or to create a free membership visit https://seasonalhomeowner.org