Private Home Watch & Property Care in Delray Beach

Delray Beach residences that sit empty for half the year

The Delray Beach season runs from November to just after Easter. For the other seven months the barrier-island houses on Ocean Boulevard, the Seagate and Beach District properties and the Gulf Stream estates sit closed, and almost every serious loss we see begins quietly: a supply line weeping behind a cabinet, a condensate drain clogging until the air handler overflows into a ceiling, humidity creeping past sixty percent until the millwork and art feel it, or a pool pump failing until the water turns.

None of those are dramatic events. They are slow failures that cost very little on the day they start and a great deal ninety days later. Scheduled inspection exists to find them on day three instead of day ninety.

What we inspect, and what you receive

Interior: humidity and temperature readings, HVAC and condensate lines, water heater and visible supply lines, under-sink and laundry connections, ceilings and wall bases for staining, refrigeration, pest evidence, and run-through of faucets and traps to keep seals from drying.

Exterior: roof-line and soffit condition from ground level, windows, doors and shutter tracks, pool water level and equipment, irrigation and landscape condition, seawall and dock visual for Intracoastal properties, and any sign of storm debris or unauthorized access.

You receive a same-day written report with photographs, findings ranked by severity, and a clear recommendation where something needs action. Nothing chargeable is dispatched without your written approval.

Insurance fine print worth reading before you close the house

Florida homeowner policies commonly contain vacancy or unoccupancy clauses that limit or exclude specific perils once a residence has been unoccupied for a defined number of consecutive days — water damage, theft and vandalism are the usual ones. Some carriers also require that water be shut off, or that the property be checked at stated intervals.

We do not interpret your policy and we do not give insurance advice. What we provide is the dated, photographic inspection record that a broker or adjuster will ask for, which is the practical difference between a claim that moves and a claim that stalls.

Storm season and pre-arrival readiness

Before June we confirm shutter condition, generator service and fuel, drain clearance and the vendor call list. When a named storm approaches we deploy shutters, secure the exterior and photograph pre-storm condition. Afterwards we walk the property, document any damage and coordinate mitigation before secondary loss sets in.

Ahead of your November arrival we bring the residence back to living condition: systems run, air conditioning balanced, water quality checked, vendors scheduled and the house reported ready before you land.

Program pricing

Delray Beach programs start at $250 per week for a typical residence, scaling with square footage, systems count and visit frequency. Prepaid terms carry a courtesy of 5% for four weeks, 10% for three months and 15% for twelve months. Against a single unnoticed water event, the annual program is normally a fraction of the exposure it is there to prevent.