Why a checklist works better than good intentions
Most people who leave a house for months know the usual advice: turn off the water, set the air conditioner, ask a neighbor to check in. The trouble is that these steps are spread across a busy last week, and one of them gets missed. A water heater is left on. A hose under the sink is never looked at. The person who agreed to check the house does not know where the main shutoff is. A checklist does not make the steps any easier, but it makes sure that each one gets done, and it gives you something to hand to the person who is looking after your home.
The checklist above groups tasks by system, so you can work through them one area at a time. It covers water, air conditioning, sensors and power, the outside of the house, and the people and paperwork involved. Not every item applies to every house, and you can skip what does not. If you are not sure whether an item applies, ask a licensed plumber or HVAC technician.
The water items
Water is where most losses in an empty home begin, so the first group is the longest. The main shutoff is the place to start, because everything else depends on knowing where it is and whether it works. Turn it off and on once, and if it is stiff or weeping, have a plumber replace it before you go. Whether to leave the main closed while you are away depends on your house, and it is worth a short conversation with a plumber, since irrigation, pool equipment and some insurance policies can all affect the answer.
The water heater is the second most common source of a vacant-home flood. A tank holds fifty gallons or more, and an old one can fail without warning. Many owners turn the heater down or off while they are away, and check the base of the tank for rust and dampness. The supply lines under sinks and behind toilets and washing machines are the third. A braided stainless line is generally better than an old rubber hose, and any hose that looks cracked, bulging or stained is worth replacing. For a fuller look at why these fail, see our guide to leaving your Sun City home for the season.
The cooling and air items
An air conditioner that runs in an empty house makes condensate, and the drain line that carries it away can clog. A clogged line backs up into the pan, and an overflowing pan wets a ceiling or a closet. Having the system serviced before you leave, with the drain line cleared, and checking that the float switch works, are simple steps that prevent a common failure.
The thermostat setting matters too. A moderate steady temperature protects the house from heat that can damage materials and from humidity that can build up when the system is off. Ask your HVAC technician what to use for your system. If you have changed the filter recently, you are ahead, and if you have not, do it before you go.
Sensors, power and the outside of the house
Leak sensors are inexpensive early warnings. Put them where water is most likely to start: next to the water heater, under kitchen and bathroom sinks, behind the refrigerator and near the air handler. The sensor is only useful if an alert reaches a person, so check that your wifi or cellular connection will stay on and that your key holder is on the alert list. Test each sensor before you go and replace weak batteries.
Outside, irrigation is a frequent culprit. A valve stuck open can soak the ground against a slab for weeks. Set irrigation to a schedule you trust or turn it off, and ask your key holder to look at the yard from time to time. In winter, hose bibs and exposed pipes can freeze, and our guide to frozen and burst pipe damage in Sun City, AZ explains what to cover and when.
People and paperwork
The best protection of all is a person who looks at the house. The checklist includes the information that person needs: where the main shutoff and electrical panel are, who your plumber and insurance agent are, and who to call if there is water. You can write these in the fields at the top of the page and print them, so the page can go on the counter or in a cabinet.
Agree on a schedule, such as every one to two weeks and after any storm, and ask for a photograph from the last room each time. Leave written permission for emergency work, such as water extraction and drying, in case you cannot be reached. And photograph each room before you leave, so that you have a record of the condition of the house if you ever need one.
If something goes wrong while you are away
Tell your key holder what to do before you go: shut off the main, photograph what they see, call you and then call a plumber and a restoration company. When we are called to an empty home, we document the damage, send you photographs, readings and a written scope, and wait for your approval before removing anything, unless the situation is urgent. Our page on vacant and snowbird home leak remediation describes that process. If the house has been wet for some time, a mold inspection is part of the conversation.
Questions
Is my progress saved?
Yes, in your browser on this device. It is not sent anywhere, and you can clear it with the reset button.
Should I shut off the main water?
It depends on your house, your irrigation and your insurance policy. Ask a licensed plumber and check your policy for any vacancy conditions.
How often should someone check the house?
Every one to two weeks, plus after storms and power outages, is a good rhythm.
Can I print the checklist?
Yes. Use the print button. The page prints without the menu, and your key holder details will be on the sheet.