Snowbird absence protocol: how to close up a Florida home for a four to six month absence

Why a formal protocol matters: the Canadian context

A Canadian owner whose primary home is in Quebec, Ontario, or BC has built decades of intuition around how a home behaves when left empty for a few weeks: low risk of mould, slow buildup of mail, manageable freezing risk if the heat is left on, no insurance friction. Those intuitions do not transfer to Florida.

The implication for a Canadian snowbird is direct. Unless the carrier has been notified in writing of the seasonal absence and has acknowledged the dwelling as a seasonal property, a four to six month absence can void coverage entirely. A burst water heater, a roof leak from a tropical storm, a kitchen fire from a faulty appliance, or a theft can all become uninsured losses if the absence was not properly disclosed. Beyond insurance, Florida's heat and humidity will produce mildew, mould, and material damage in a closed-up unconditioned home in two to four weeks; a Quebec or Ontario home left at minimum heat for the winter behaves nothing like that.

The three-phase model: before, during, after

A reliable absence protocol is not a single checklist; it is a sequence of three phases, each with different tasks. The before-departure phase is the longest and the most consequential. The during-absence phase is largely about cadence and exception handling. The return-day phase is short but requires reversing the closing steps in the right order to avoid plumbing and HVAC issues.

The rest of this guide walks through each phase in order, then layers in a few topic-specific protocols (climate control, water, electricity, pool, mail, security) and a Quebec-as-reference comparison.

Phase 1: pre-departure protocol (start two weeks out)

Two weeks before departure: insurance and accounts

The first calls are to the insurance broker and to each utility provider. In writing where possible.

Notify the home insurance carrier or broker of the departure date, the expected return date, and the fact that the home will be unoccupied during the period. Request written confirmation of how the policy treats unoccupancy of that duration, and whether a vacancy permit endorsement, a seasonal home rider, or a switch to a DP-1 vacant policy is recommended. Get the answer in writing on letterhead or by email. If the broker does not respond in writing, escalate.

Confirm autopay is active on every utility account: electricity, water and sewer, gas or propane, internet, and any HOA or condo dues. A single missed bill during a five-month absence can lead to disconnection, and reconnection requires in-person presence. If autopay is funded from a Canadian bank account, confirm the FX hold timing will not push payments past their due dates; a US bank account paired with ACH is the cleaner setup. The chapter 02 utilities setup guide covers this in depth.

Submit a USPS mail forwarding request or enrol in Premium Forwarding Service Residential (PFS-R). The free standard mail hold service is capped at 30 days and is not appropriate for a snowbird absence. Standard temporary forwarding redirects first-class mail to a Canadian address for 15 days to 12 months. Premium Forwarding bundles all mail and ships it weekly via Priority Mail at roughly USD 30 per week, useful when the volume of mail justifies the cost.

One week before departure: services, security, and documentation

Confirm the pool service contract will continue through the absence. A Florida swimming pool unattended for two to three weeks in summer turns green; a four to six month absence without a service contract typically requires a full pool restart at return, which can cost USD 500 to USD 2,000 depending on the severity. The pool service should run the pump four to six hours per day minimum, balance chemistry weekly, brush and skim, and clean the filter on schedule. Lawn service is similar in principle, lighter in stakes; an untouched lawn during a Florida summer becomes a code violation, an HOA violation, or both within four to six weeks.

Confirm the snowbird concierge contract or arrange the equivalent with a trusted neighbour or property manager. The standard is a monthly walk-through of the interior, a check for water damage, mildew, and HVAC operation, a test of the alarm and smart-home systems, a flush of seldom-used drains, and a photographic report. After any named storm or extreme weather event, an additional inspection is essential. The chapter 02 article on snowbird concierge covers selection and supervision in detail.

Document the property's critical infrastructure with photos and a written summary shared with the concierge or neighbour: location of the main water shutoff valve, location of the electric breaker panel and the main breaker, location of any gas shutoff valves, location of the AC condenser unit and air handler, location of the pool equipment pad, location of the irrigation controller and water main, and location of any sump pumps. Add the smart-home credentials and the alarm system code separately, in a credential manager or a sealed envelope, never in the same email or text as the address.

Run a pre-departure inspection. Check every faucet, supply line, and visible plumbing connection for slow drips. Test the GFCI outlets in bathrooms, the kitchen, the garage, and the pool deck. Test smoke detectors and carbon monoxide detectors; replace batteries if older than 12 months. Test the alarm system, including any door and window contacts. Inspect the roof from ground level for visible issues; a roof leak that develops in your absence is much cheaper to catch in week two than in month four.

Day before departure: pantry, perishables, and final pass

Empty the refrigerator and freezer of anything that will spoil. Either unplug the refrigerator with the doors propped open (best for a five-month absence) or leave it on at a slightly higher temperature with bicarbonate of soda inside. A refrigerator left running with a small amount of food is a common mould vector if the power flickers and the food thaws.

Throw away every open food package that pests can reach. Florida ants, palmetto bugs (cockroaches), and rodents are aggressive. A sealed pantry is a safe pantry; an open box of pasta in an unoccupied house is an invitation.

Run a load of dishes and a load of laundry. Empty the dishwasher and washing machine. Leave the doors of both ajar; a closed dishwasher with stagnant residue is a mould incubator. Run any seldom-used drains briefly with water plus a small amount of mineral oil or vegetable oil to slow evaporation of the trap water; a dry P-trap admits sewer gas and humidity into the house.

Phase 2: day-of-departure protocol

The departure-day sequence matters because some steps depend on others. Reverse order is wrong order.

The standard sequence is below.

1. Set the thermostat. Cooling mode, 80°F (26.7°C) setpoint, humidity setpoint at 50 to 55% relative humidity if the thermostat supports it. Verify the schedule is set to "hold" or "vacation" so it does not revert overnight.
2. Test the AC one final time. Listen for normal operation, confirm cool air at the registers, confirm the condenser is running outside.
3. Turn off the water heater at the breaker (electric tank) or set it to vacation mode (gas tank, tankless). Tankless gas heaters can typically be left active without harm; electric tanks should be turned off to avoid a heater failure during absence.
4. Close the main water supply valve at the meter or on the house side. This is the single most important step in protecting against water damage during the absence.
5. Open one or two faucets briefly to release pressure in the lines. Then close them. The pipes should remain pressurized only by ambient water; this depressurizes them while leaving traps full.
6. Verify the irrigation controller is set to the correct watering schedule for your address (per the local water management district rule) and that the rain shutoff sensor is functional. Florida statute requires the sensor.
7. Unplug or surge-protect sensitive electronics. Florida is the most lightning-prone state in the United States. Unplug computers, televisions, audio equipment, and small appliances unless they are on protected circuits. Refrigerator, AC, and security equipment must remain on.
8. Set the security system to "away" mode. Verify it is communicating to the monitoring service. If you use cameras, verify they are recording and accessible remotely.
9. Lock all interior and exterior doors, including the door from the garage to the house and the patio sliders. Verify that hurricane shutters or impact windows are in proper position if the absence overlaps storm season.
10. Lock the garage and the entry door. Take a photo of every exterior door from outside as confirmation. Send these photos to the concierge or designated key-holder.

Departure-day exceptions: do not turn off the AC, the refrigerator (unless emptied), the security system, the smart thermostat, the smart-home hub, the Wi-Fi, or the garage door opener. Do not unplug the surge-protected circuits that feed the AC or security panel.

Phase 3: during-absence cadence

A four to six month absence requires at minimum monthly in-person checks. Weekly is better in storm season. Remote monitoring (cameras, smart thermostat with anomaly alerts, water leak sensors, smart smoke and CO detectors) supplements but does not replace the physical visit.

A standard monthly visit covers, at a minimum: a full interior walk-through with eyes on every ceiling, every wall, every floor; a confirmation that the AC is running and the home is cool and dry; a check of every visible plumbing connection for slow leaks; a flush of every toilet and a 30-second run of every sink and shower to keep traps wet; a brief look in the dishwasher and washing machine; a check of the breaker panel for tripped breakers; a check of the pool chemistry and water level; a check of the lawn and landscaping for HOA compliance issues; a quick look outside for fallen branches, roof debris, or signs of attempted entry. The visit ends with a photo report.

Beyond the monthly cadence, additional triggers warrant an extra visit: a named storm watch or warning anywhere in the property's region, a power outage exceeding 12 hours reported by the utility, a smart-home alert (water leak sensor, AC failure, security alarm), or a temperature anomaly reported by the thermostat. A property manager should have a documented escalation protocol for each.

Climate control: humidity is the enemy, AC is the answer

Florida's average outdoor relative humidity ranges from 70% to 90% throughout the year. Indoor air left unconditioned will equilibrate to ambient humidity within days. Above approximately 60% indoor RH, mould begins to grow on porous surfaces (drywall, wood, fabric, paper) within two to four weeks. Above 70% RH, mould growth is rapid.

The standard target is 50% to 55% indoor RH year-round. The AC is the primary tool: a properly sized and functioning AC removes humidity as it cools. The setpoint matters because the AC only runs when the indoor temperature is above the setpoint; if the setpoint is too high (say 85°F), the AC may not run enough cycles to dehumidify, and indoor RH climbs even though the air is "cool enough."

Smart thermostats (Ecobee, Nest, Honeywell T9, Sensi, etc.) with humidity sensors and remote access are essentially mandatory for an absent owner. They allow the property manager and the owner to read indoor temperature and RH from a phone, receive alerts on anomalies, and adjust setpoints remotely in response to weather forecasts.

If the absence overlaps the rainy season (June through October), expect indoor humidity to be harder to control. Some owners run the AC at 78°F during summer absences specifically to force more dehumidification cycles; the marginal electricity cost is small relative to the risk.

Water systems: the main shutoff is non-negotiable

Slow leaks are the single largest cause of major insured and uninsured loss in absent-owner Florida homes. A toilet flapper that fails, a dishwasher supply hose that bursts, a refrigerator ice-maker line that pinholes, or a water heater that begins seeping can release thousands of gallons over weeks before anyone notices. The damage is not just the water; it is the resulting mould, the warped flooring, the destroyed drywall, and the possible structural impact on cabinetry and subfloor.

The main water shutoff valve at the meter or on the house side eliminates the pressurized water supply during absence. The ambient water in the lines and traps remains, which keeps the P-traps from drying out, but no new water reaches a failed appliance. This single step removes virtually all leak-related risk.

Two important nuances. First, ice makers and refrigerator water dispensers will not function with the main valve closed; the refrigerator should be in a state where this does not matter (emptied and unplugged, or running with the ice-maker turned off). Second, automatic irrigation systems are typically on a separate supply line that is not affected by the house's main valve; this is intentional, because irrigation needs to continue. Confirm that the irrigation cutoff is independent of the main house valve.

A smart water shutoff valve (Moen Flo, Phyn Plus, StreamLabs, etc.) is a useful upgrade: it monitors flow, detects abnormal patterns, and shuts off automatically when it sees a leak signature. For absent owners with a fixed monthly budget, this is among the highest-value smart-home investments.

The water heater warrants its own decision. An electric tank water heater left on but unused for five months wastes electricity continuously to maintain a tank temperature no one is using; turning it off at the breaker eliminates this waste and reduces failure risk. A gas tank heater can be set to "vacation" or "pilot" mode. A tankless heater (gas or electric) can typically be left active; it only fires on demand. Confirm the manufacturer's guidance for the specific unit.

Electrical systems: what to leave on, what to unplug

The systems that must remain energized during a snowbird absence are the AC, the security system, the smart-home hub and Wi-Fi router, the smart thermostat, the refrigerator if not emptied, the irrigation controller, the pool pump and equipment, and any safety device (smoke detector, CO detector, water leak sensor).

Everything else should either be unplugged or protected by a whole-house surge protector. Florida is the most lightning-prone state in the United States, with thunderstorms occurring on a majority of summer days in much of the peninsula. A direct or near-strike during the absence can destroy unprotected electronics. The two layers of protection are a whole-house surge protector at the panel (cost typically USD 300 to USD 800 installed) and individual point-of-use surge protectors for sensitive electronics. Together they cover most realistic scenarios.

Unplug what you can: televisions, computers, audio equipment, kitchen small appliances, lamps, chargers, and seldom-used items. The phantom power consumption is small, but the lightning protection is real, and the discipline of unplugging forces the owner to walk through the home and confirm that nothing is left in an active state that should not be.

Test the GFCI outlets before leaving. A tripped GFCI in the pool deck circuit can shut down the pool pump and lead to a green pool within days; a tripped GFCI in the bathroom can interrupt circuits that the homeowner did not realize shared the breaker.

Pool, lawn, and exterior

The pool is the highest-risk exterior system in an absent home. A Florida residential pool with a functional pump and a maintenance contract behaves predictably for years; an absent owner without a contract returns to a green or black pool that can take days to a week to restart and several hundred dollars in chemicals. The pump should run four to six hours per day minimum during cooler months and longer during summer. Chlorine should be maintained between 1 and 3 parts per million, pH between 7.4 and 7.6, alkalinity between 80 and 120 ppm.

The pool service contract should be in writing, should specify weekly chemical balancing, weekly brushing and skimming, monthly filter cleaning, and an explicit response protocol after named storms (debris removal, chemical rebalancing, pump and filter inspection). The service should send a photo report or written log after each visit. Without that documentation, the owner has no way of knowing whether the service was actually performed.

Lawn service is similar in principle. A typical Florida lawn service contract covers weekly or bi-weekly mowing during the growing season, monthly hedge trimming, and seasonal fertilization. HOA compliance is an under-appreciated risk: an absent owner whose lawn drifts above an HOA height threshold can accumulate violation notices and fines that the owner discovers at return.

Hurricane shutters and impact glass deserve a paragraph of their own. If the absence overlaps June 1 to November 30, the chapter 02 hurricane season prep article covers shutter deployment, debris management, and storm-track monitoring in detail. The protocol below assumes the basic decisions in that article have been made; the absence protocol layer is who deploys shutters when, with what authority, and at whose cost. A property manager or concierge with shutter authority is the standard answer.

Mail, deliveries, and the visible signs of absence

A pile of mail in the mailbox, a stack of newspapers on the driveway, packages accumulated on the doorstep, an unlit porch at night, and an obviously unmown lawn are the signals that tell a passerby (or an opportunistic thief) that the home is empty. Each one has a fix.

Mail: as covered above, USPS Hold Mail caps at 30 days. For a snowbird absence, use temporary forwarding (free for first-class mail, up to 12 months) or Premium Forwarding Service Residential (paid, weekly bundled shipment). Cancel newspaper subscriptions, magazine deliveries, and any other recurring physical mailings that the homeowner does not want forwarded.

Packages: pause Amazon, eBay, and other retailer deliveries to the Florida address. Update the default shipping address in those accounts to the Canadian address for the duration of the absence. The risk is twofold: a doorstep package signals absence, and the package itself is at risk of theft.

Lighting: smart bulbs or smart switches on a randomized schedule covering at least the front porch, living room, and bedroom. Astronomic timers (which adjust to sunset and sunrise automatically) avoid the obviously-on-at-3-AM giveaway. The total cost for a basic smart-lighting setup that covers four to six points is roughly USD 100 to USD 300 in equipment.

Lawn and landscape: covered by the contract above. The visible signal of an unkempt yard is one of the strongest indicators of absence.

Driveway: ask the concierge or a neighbour to occasionally park a vehicle in the driveway. This is small but effective.

Insurance: notification, vacancy clauses, and special coverage options

The insurance step at the start of phase 1 cannot be skipped. Florida's property insurance market is in a state of carrier turnover, premium escalation, and policy-language tightening that has not stabilized. Two homes on the same street with the same carrier may have different policy language depending on when the policy was last renewed.

The concrete steps for a Canadian snowbird are: notify the carrier or broker of the seasonal-absence pattern, ask whether the policy already accommodates that pattern (some policies are written specifically for seasonal homes, others are not), and if not, ask which of three options is appropriate.

Option one is a vacancy permit endorsement, which extends limited coverage during stated periods of unoccupancy. These are typically narrow in scope and short in duration; they may not cover a full snowbird season.

Option two is a seasonal home rider or a switch to a policy form designed for seasonal use. These are written with the multi-month absence built in.

Option three is a separate DP-1 dwelling policy, which is the standard form for true vacant dwellings. This is rarely the right answer for a snowbird home (which is unoccupied, not vacant) but is sometimes the only form a carrier will write for properties with extended absences.

Separately, named-storm and hurricane deductibles in Florida are typically a percentage of the dwelling coverage (2%, 5%, or 10%), not a flat dollar amount. A USD 500,000 dwelling with a 5% hurricane deductible has a USD 25,000 deductible for hurricane-related claims. Snowbirds whose absence overlaps storm season should know this number cold.

Florida vs Canada: how the absence dynamics differ

The table below compares Florida absence dynamics against Quebec as a Canadian provincial reference. Equivalent comparisons against Ontario, British Columbia, Alberta, and the Atlantic provinces are forthcoming and will be linked from this page when published.

Worked example: Quebec snowbirds, Boca Raton condo, six month absence

Assume a Quebec couple owns a 1,400 square foot condo in Boca Raton (Palm Beach County) and leaves for six months from May 1 to October 31. The absence overlaps the entire Florida hurricane season. The condo HOA fee covers exterior maintenance, water and sewer, and trash. The owners pay directly for electricity, internet, and any services tied to the unit interior.

Worked example (operational estimates, USD, single absence).

• Insurance review and notification. No direct cost. Time investment: 1 to 2 hours including the call with the broker. If a vacancy permit endorsement or a seasonal rider is added, premium increase typically USD 100 to USD 400 per year.
• Snowbird concierge contract for monthly visits. USD 100 to USD 175 per visit; six visits across the absence at one per month. Total approximately USD 600 to USD 1,050. After-storm extra visits at USD 100 to USD 175 each, plan for one or two during the season.
• Smart-home setup (one-time). Smart thermostat USD 250, water leak sensors three points USD 150, smart shutoff valve USD 600 to USD 800 installed, smart lighting USD 200. Total one-time approximately USD 1,200 to USD 1,400, amortized over many years.
• AC operation during absence. At 80°F setpoint with 50 to 55% RH humidity control, approximately USD 130 to USD 180 per month. Six months: approximately USD 800 to USD 1,100.
• Mail forwarding (PFS-R). Approximately USD 30 per week, six months: approximately USD 750. Standard temporary forwarding is free if first-class mail volume is modest; choose based on actual mail flow.
• Pool service. Not applicable for a condo without a private pool.

Total recurring outlay for the six month absence: approximately USD 2,300 to USD 3,000, plus the one-time smart-home investment. The avoided cost of a single mould remediation event in Florida (USD 5,000 to USD 30,000) generally justifies the recurring outlay several times over. Currency: USD throughout. Operational estimates, not quoted figures.

Common mistakes Canadian owners make

The list below is composed from concierge service reports, property management firms, and insurance industry post-claim analysis.

1. Not notifying the insurance carrier of the seasonal absence pattern. The most consequential single mistake. A claim filed during an undeclared absence can be denied in full.
2. Closing the AC entirely to "save electricity" during summer absences. Mould develops within weeks. The savings on electricity are dwarfed by the remediation cost, often by an order of magnitude.
3. Leaving the main water valve open. A failed appliance, a burst hose, or a slow leak can run for weeks. The deductible alone often exceeds the entire summer's electricity bill.
4. Relying on USPS Hold Mail for a multi-month absence. Hold Mail caps at 30 days. A pile of mail at month 35 is both a security signal and a mail-theft target. Forwarding is the answer.
5. No written pool service contract, or a verbal agreement with a "guy who comes by sometimes." Returning to a green pool is the predictable outcome. A written contract with photo reports is non-negotiable.
6. Smart-home systems installed but never tested before departure. A water leak sensor that has not been tested is decorative. Test everything in the two weeks before departure.
7. No documented escalation protocol for the concierge. When the concierge finds water on the floor at month three, who do they call, who pays, and how fast does the repair happen? Decide before, not during.
8. HOA compliance ignored. Fines accumulate during the absence and are discovered at return. The lawn service contract and the HOA inspection schedule should match.
9. Hurricane shutters left undeployed and no authority granted to deploy them in absence. When a storm-track shifts to hit the property, the homeowner is in Quebec or Ontario and cannot fly down in 48 hours. The concierge or property manager needs both the physical access and the explicit authority.
10. Returning and immediately turning everything back on. A water heater repressurized through a closed system can airlock. AC systems restarted into a humid, hot interior can struggle. The reopening sequence matters and is covered in the next section.

Return-day protocol: reverse the closing in order

The return sequence is approximately the reverse of the departure sequence, with care taken on plumbing and electrical systems that have been dormant.

1. Walk the exterior first. Look for storm damage, debris, broken windows, signs of attempted entry, irrigation issues, dead landscaping. Photograph anything noteworthy before going inside.
2. Walk the interior next, before opening the water main. Look at every ceiling and wall for stains, every floor for warping or discolouration. Smell the air for mildew. Check the AC discharge: cool air should be flowing from registers.
3. Open the main water valve slowly. Open one or two faucets first (cold side) to allow air to escape as water re-enters the lines; air-locked lines can produce loud knocking or damaged components if pressurized too fast.
4. Run every faucet for 30 seconds to one minute. Both hot and cold sides. This flushes stagnant water from the lines and verifies that no leak develops as pressure returns. Watch under sinks and around toilets for drips.
5. Flush every toilet. Verify the fill valve closes properly. Listen for any continuous running, which indicates a flapper or fill-valve issue that may have failed in absence.
6. Restore the water heater. For an electric tank, turn the breaker on and wait 20 to 40 minutes for the tank to heat. For a gas tank, return from "vacation" to normal operation. For a tankless, no action needed if it was left active.
7. Check the dishwasher and washing machine. Run a short empty cycle on each to flush stagnant water from the pumps and to verify normal operation before any actual use.
8. Reset the AC setpoint from 80°F to your preferred occupied temperature. Allow the system several hours to bring the home down. Do not expect immediate comfort; the building has been at 80°F for months.
9. Test the alarm system and disarm the away mode. Verify monitoring service handoff. Reset any access codes that may have been shared with the concierge for the duration.
10. Inspect the pool, the lawn, and the exterior in daylight. Compare against the photo reports from the concierge during the absence. Address any discrepancies with the service providers in the first 48 hours, while memory of the absence is fresh.
11. Cancel mail forwarding. Reactivate normal delivery to the Florida address. Update Amazon, eBay, and other retailers back to the Florida address.
12. Notify the insurance carrier of the return. If a vacancy permit endorsement or seasonal rider was activated for the absence, this may be the trigger to deactivate it. Confirm in writing.

A property that has been properly closed up and properly maintained during absence will reopen uneventfully. A property that has not, will reveal its problems in days one through five.

Frequently asked questions

How much does a full snowbird absence protocol cost in operational terms? For a typical Florida home with a pool, the recurring outlay during a six-month absence is in the range of USD 1,800 to USD 4,500, depending on the size of the home, the area, and the quality of the concierge contract. Smart-home setup is a one-time investment of roughly USD 1,000 to USD 1,500 that pays for itself across multiple absences.

Is hiring a snowbird concierge legally required? No. Some HOA bylaws require an emergency contact within a defined geographic radius (often 50 miles), but a neighbour or friend can serve in that role. The concierge is an operational decision, not a legal requirement. The chapter 02 article on snowbird concierge selection covers the comparison.

What if the property is rented short-term during my absence? The short-term rental scenario changes everything: the home is occupied (by guests), HOA short-term rental rules apply (and many HOAs prohibit it), state and local lodging tax registration is required, and the insurance policy must be specifically endorsed for short-term rental use. This guide assumes the home is closed up, not rented. The chapter 02 short-term rental restrictions guide and the chapter 03 rental guides cover the rental case in detail.

Can the AC be turned off if a stand-alone whole-house dehumidifier handles humidity? Theoretically yes, in practice rarely. An empty Florida home with no AC will still see indoor temperatures above 90°F, which is uncomfortable for any furnishings, appliances, or finishes that thermal-cycle. Most experienced property managers run AC and dehumidifier together rather than substituting one for the other.

What happens if a hurricane hits while I am away? The concierge or property manager deploys storm protocols per the contract, the insurance carrier is notified, and a damage assessment is completed once it is safe to enter the property. The chapter 02 hurricane season prep article covers the operational protocol; this absence-protocol article covers who has authority to act on the homeowner's behalf during the storm itself.

Should I cancel my Florida cell phone or internet during absence? Internet should remain active for the smart-home systems, the security system, and the concierge's remote access. Cancelling internet for a five-month absence and restarting at return is a small saving with operational risk. Cell phone is a personal decision; many Canadian snowbirds keep a Florida-only mobile line active year-round for receiving 2FA codes and US-side service notifications.

Can I use the same protocol for a shorter absence (one to two months)? Most of it, yes. The insurance vacancy threshold (30 to 60 days) means even a 45-day absence may trigger policy clauses. The protocol scales down: monthly concierge becomes one or two visits, mail forwarding becomes a 30-day USPS hold or one cycle of forwarding, AC and water shutoff still apply.

What documents should the concierge or key-holder have copies of? A signed letter of authority from the homeowner specifying the scope of services and the storm-time authority, a copy of the homeowners insurance declarations page with the carrier's claim phone number, a list of every utility account number with customer service phone numbers, the HOA management contact, the preferred plumber, electrician, and AC service company contacts, and the alarm system passcodes shared in a credential manager rather than in a document.

Essential disclaimer

Educational purpose only. This document is reference information. It is not legal, tax, accounting, real estate, immigration, medical, or financial advice and does not create a client-professional relationship.

Before any concrete decision, consult a licensed professional in the relevant jurisdiction: a Florida-licensed attorney for legal matters, a cross-border tax professional for tax matters, a Florida-licensed insurance broker or agent for insurance matters, an immigration attorney for status questions, or your physician for medical questions, depending on the question at hand.

Insurance policy terms are specific to each policy and each carrier. Nothing in this guide should be read as a substitute for reading your own policy, in full, with your broker. Treat this content as a research starting point, not as professional advice. A consultation with a licensed professional in the relevant jurisdiction is indispensable before any decision.