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Home Watch Services for Seasonal and Second Homes

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Home watch company

Home Watch Company in Miami-Dade, Broward and Palm Beach

An empty home in South Florida doesn't stay the same for long. Humidity builds, a slow leak spreads and a summer storm can do damage nobody sees for weeks. Royalty Concierge Services checks your home in person while you're away, so small problems get caught early and you always know how your home looks.

Our home watch service is for homes you live in part of the year: snowbird homes, second homes and homes waiting for you between trips, including for owners in other states and other countries. You choose the visit schedule, and every visit ends with a photo report.

Quick answer

What Do Home Watch Services in Florida Include?

Home watch services in Florida include in-person visits on the schedule you choose, checks for leaks, humidity, mold and storm damage, doors and locks secured, and a dated photo report after every visit.

  • In-Person Visits: Our team walks your home inside and out on the schedule you choose.
  • Early Problem Detection: Leaks, humidity, mold signs and storm damage get caught before they spread.
  • Security Checks: Doors, windows and locks are checked and secured on every visit.
  • Photo Reports: You get dated photos and notes after every visit, wherever you are.
Every visit

Vacant Home Management: What Every Visit Covers

Every visit follows the same checklist, so nothing is skipped and you get the same complete report each time.

  • Interior and Exterior Inspection

    Every room, the roof line and the grounds checked in person, so a small problem is found before it grows.

  • Leak and Mold Checks

    Ceilings, windows and the areas under sinks checked for water intrusion and early signs of mold.

  • A/C, Humidity and Plumbing

    The A/C and humidity checked, faucets run and toilets flushed so seals stay wet and the air stays dry.

  • Doors, Windows and Locks

    Every entry checked and secured, with anything out of place in your report.

  • Storm Prep and After-Storm Checks

    Storm prep on your instructions before a hurricane, and a check of the home once it's safe after one.

  • Repairs With Your Approval

    Licensed vendors handle repairs once you approve them, except in an emergency.

  • A Photo Report After Every Visit

    Dated photos and notes after each visit, so you see your home without flying in.

  • Key Holding and Vendor Access

    We hold your keys and let in the vendors, cleaners and deliveries you schedule.

Snowbird season

Snowbird Home Watch From Departure to Return

From the day you close the door to the day you come back, one team keeps watch.

Quick answer

What Should Snowbirds Do Before Leaving Florida for Summer?

Before leaving Florida for the summer, keep the A/C running to hold humidity below 60 percent, decide whether the water stays on, set your hurricane plan and arrange home watch visits while you are away.

  • Keep the Air Dry: Leave the A/C running so indoor humidity stays below 60 percent, the level the EPA recommends to stop mold.
  • Protect the Water Lines: Know where your main water valve is and decide with us whether it stays on or off.
  • Plan for Storms: Hurricane season runs June 1 to November 30, so set your storm plan before you go.
  • Arrange Home Watch: Have someone check the home in person and report back while you're away.

  1. Before You Leave

    A walkthrough with you, your keys handed over and your visit schedule set.

  2. While You're Away

    Visits on your schedule, each one closed with a photo report.

  3. Storm Season

    Storm prep on your instructions, and a check once it's safe after a storm.

  4. When You Return

    A final check before you arrive, so you walk into a home that's ready.

Home watch vs property management

Home Watch vs Property Management: Which One You Need

Both protect your home. The right one depends on who lives in it.

Home watchProperty management
Who lives thereYou, part of the year. The home sits empty while you're away.A tenant on a long-term lease.
What we doVisits, checks and a photo report on your schedule.Marketing, screening, rent collection, maintenance and inspections.
RepairsLicensed vendors after your approval.Handled under the lease, with your approval on non-emergency work.
IncomeNone. The home stays yours to use.Monthly rent and a statement every month.

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Our guarantees

90-day money-back guarantee: if you are not satisfied with our management in your first 90 days, we refund the management fees you paid for that period.

Our services
Free proposal

Get a Free Home Watch Proposal

Tell us about your home and when you'll be away. We'll set a visit schedule that fits it.

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FAQs

House Watch Service FAQs for Second Homes

What does a home watch company do for your home?

A home watch company checks on a home while its owner is away. On each visit it walks the property inside and out, looks for leaks, humidity, mold signs and storm damage, checks doors, windows and locks, and reports back with photos. When something needs a repair, it calls the owner first and sends a licensed vendor once the owner approves. Nobody lives in the home: that's house sitting, a different service.

Where does Royalty Concierge Services offer home watch services?

Across Miami-Dade, Broward and Palm Beach counties. Snowbirds, second-home owners and owners who live in another state or another country use it to keep their homes checked while they're away. Ask for a free proposal and we'll set the visit schedule with you.

Is home watch the same as a house sitting service?

No. A house sitter stays in your home, often overnight, and may care for pets or plants. Home watch is a professional visit: someone checks the home inside and out, records its condition with photos, reports to you, then locks up and leaves. Many second-home owners prefer it because nobody lives in the house and every visit leaves a dated record.

Does homeowners insurance cover a vacant home?

Often only in part. Many homeowners policies limit coverage for some losses, such as vandalism, once a home has been vacant longer than the period the policy sets, and some insurers ask how an empty home is checked. Read the vacancy clause in your policy and ask your insurance agent what it requires. Dated photo reports from regular visits give you a record of the home's condition.

What does a Royalty Concierge Services home watch report include?

Each report is dated and covers what we checked on that visit: the exterior, every room, the A/C and humidity, the plumbing, and the doors, windows and locks, with photos of anything that needs your attention. When a repair is needed, we tell you what we found and send a licensed vendor once you approve, except in an emergency.

What is second home property management?

It's care for a home you don't live in full time. For a home you use part of the year, it usually means home watch: visits, checks, repairs and storm care while you're away. For a second home you want to earn income from, it means a long-term lease with full management: marketing, screening, rent collection and maintenance. Royalty Concierge Services offers both, and it manages long-term leases only.

How do you keep mold out of a vacant home in Florida?

Control the moisture. The EPA advises keeping indoor humidity below 60 percent, ideally between 30 and 50 percent, so leave the A/C running at a setting that keeps the air dry instead of turning it off. Fix leaks right away, and have someone check in person for musty smells, stains and condensation. A home that's checked regularly catches moisture before mold takes hold.

How should you prepare your home for hurricane season?

Hurricane season runs from June 1 to November 30. Before it starts, check the roof, the shutters and the windows, trim trees near the house, review your insurance and keep copies of your policies. Decide who will bring in outdoor furniture and put up shutters when a storm is coming, and who will check the home once it's safe. If you're away, a home watch service can handle the storm prep you ask for and report the home's condition after the storm.