Landlord Repair Coordination
Home Maintenance Checklist Before Leaving for an Extended Period
An extended trip can turn a small leak, dead thermostat, missed inspection rule, or vague emergency repair into a painful bill. Set the house up before you leave and keep proof of what was checked.
Get Free Overpay CheckThe expensive problems start small
Most long absence repair bills are not dramatic at first. A supply line drips under a sink. A toilet runs. The AC quits during a heat wave. A sump pump loses power. Mail piles up. A small problem becomes expensive because nobody sees it early.
Insurance can add a second problem. Policies often treat an occupied home, an unoccupied home, and a vacant home differently. The absence period, inspection schedule, water shutoff, heat, and notice rules come from your own policy, not from a neighbor's rule of thumb.
- Slow plumbing leaks that run for days
- Water heater or shutoff valve failures
- AC or heat failure while nobody is home
- Sump pump, freezer, or refrigerator failure
- Break in signals like mail, packages, and dark windows
- Insurance claim questions because the home was not checked
What owners usually miss
Owners usually prepare the trip and leave the house on autopilot. The risk is the quiet gap: nobody notices water, HVAC, alarms, mail, or a policy condition until the cost is already bigger.
A practical example
A slow toilet leak during an extended absence can become flooring, ceiling, drywall, and cleanup work. The repair bill is bad enough. The claim gets harder if there is no inspection record, no water shutoff proof, and no clear timeline.
Before you leave
- Call your insurer or broker before an extended absence and ask for the requirements in writing
- Ask whether the home is considered unoccupied or vacant under your policy
- Turn off the main water supply if your plumbing and heating setup allows it
- Drain pressure from faucets after the water is off, unless your plumber or heating system requires otherwise
- Set the water heater to vacation mode if the manufacturer supports it
- Keep AC or heat running at a sensible setting for the season
- Test smoke alarms, CO alarms, leak sensors, sump pump, and security cameras
- Clear food that could spoil, take out trash, and empty ice makers if water is off
- Lock windows, side gates, garages, sheds, and utility rooms
- Pause mail and packages or have someone remove them
What your home checker should do
A friend with keys is useful only if the visit is specific. Starting the car is fine, but the house inspection matters more. Give them a short written checklist and ask for dated photos.
- Walk every room, not just the front hall
- Check ceilings, floors, cabinets, toilets, tubs, and appliance supply lines
- Look near the water heater, furnace, AC air handler, sump pit, and electrical panel
- Confirm the thermostat is on and the indoor temperature looks normal
- Check for odors, standing water, alarm beeps, freezer failure, or tripped breakers
- Remove mail, flyers, packages, and door hangers
- Send photos or a text log after each visit
AC, heat, and water settings
In warm weather, a higher AC setting can save energy, but do not turn cooling off if humidity, pets, plants, electronics, or building materials could be affected. In cold weather, heat matters even more because frozen pipes can turn one missed visit into a major claim.
The right thermostat setting depends on season, humidity, insulation, pets, and whether someone is checking the house. Ask your insurer what minimum heat, cooling, and inspection rules they expect during a long absence.
- Do not shut off HVAC without understanding humidity or freeze risk
- Replace the HVAC filter before a long trip if it is due
- Leave interior doors open so air can circulate
- Keep the main water off where safe and practical
- Do not shut off water needed by fire sprinklers, boilers, or other required systems
- Photograph the thermostat, shutoff valve, and water heater setting before leaving
If something breaks while you are away
The goal is not just to find the problem. It is to avoid approving a rushed repair with no scope. Have your checker send photos and a clear description before a vendor is called. If a quote comes in, ask what failed, what is included, what could change, and whether the price is emergency pricing.
If there is active water, fire, electrical risk, no heat in freezing weather, or a security issue, handle the emergency first. Then save photos, timestamps, vendor notes, and the quote so the repair decision is not based on a vague phone call.
- Get photos before cleanup when possible
- Ask the vendor for diagnosis, parts, labor, and warranty
- Confirm whether mitigation, cleanup, drywall, paint, or return visits are included
- Keep insurer or broker instructions in writing when a claim may be involved
- Upload the quote to PropFixly before approving non emergency follow up work
How PropFixly helps
For long absences, PropFixly helps owners turn vague house watching into a repair ready process: checklist, photos, urgency, vendor notes, quotes, and approval points.
If something breaks while you are away, PropFixly can review the quote, compare the scope, ask what is missing, coordinate next steps, and keep the repair record useful for insurance, warranty, or future maintenance decisions.
Before money leaves your pocket, let PropFixly check the quote.
Upload your quote or invoice, add your urgency, and we'll text you whether it looks high, fair, or incomplete.
Quick questions owners ask
Do I need to tell my insurance company if I leave for an extended period?
Call your insurer or broker before you leave and ask what your policy requires during a long absence. Get the answer in writing. The important details are usually inspection frequency, water shutoff, heat or AC settings, and whether the home is unoccupied or vacant.
Should I shut off the main water before leaving for a long time?
Often yes, if your plumbing and heating setup allows it. Do not shut off water needed by fire sprinklers, boilers, or other required systems. If you are unsure, ask a plumber or your insurer before leaving.
Is having a friend visit enough?
It is better than no visit, but make it documented. Give them a checklist, ask them to inspect wet areas and mechanical rooms, and have them send dated photos or text notes after each visit.