The Snowbird's Checklist: Closing Up Your San Carlos Home for the Season

Heading back north for the summer? Before you lock the door and drive away, there are specific steps every San Carlos homeowner should take to protect their property during the off-season. This is the checklist we walk through with every new client — and it's the same one we use to evaluate a property's condition when we begin home watch service.

San Carlos summers are not forgiving to unprepared homes. Temperatures above 110°F, monsoon rains, and hurricane season create a specific set of risks. The good news: most of them are manageable with proper preparation.

Two Weeks Before You Leave

Schedule Service Appointments

• AC service and filter replacement — a unit that's been serviced is far less likely to fail during summer heat
• Pool equipment inspection and service if applicable
• Pest control treatment — particularly important before a long absence
• Any deferred maintenance items that could become problems during your absence

Document Your Property

• Photograph every room, all exterior surfaces, the roof (if accessible), pool, and all mechanical equipment
• Note the condition of any existing damage or wear — this is your baseline for insurance purposes
• Record serial numbers and model numbers of major appliances and equipment
• Store this documentation somewhere accessible from home (cloud storage, email to yourself)

The Week Before You Leave

Exterior

• Store or secure all outdoor furniture, umbrellas, cushions, and decorative items — these become projectiles in high winds
• Trim any tree branches overhanging the roof or close to windows
• Clear roof drains and gutters of debris
• Inspect all gates, fencing, and exterior doors for proper operation and secure latching
• Check all window and door seals for gaps — reseal any that show deterioration
• Secure any loose roofing material, tiles, or flashing

Interior

• Set AC to 85–88°F — do not turn it off entirely. A running AC prevents mold, protects electronics, and keeps humidity manageable
• Turn off the main water supply at the meter
• Drain the water heater if you'll be away for more than 3 months (optional but recommended)
• Unplug all electronics and small appliances — this protects against power surges and reduces fire risk
• Empty and clean the refrigerator, leave doors slightly open to prevent mold
• Remove or properly store all food items — even canned goods can attract pests
• Clean all drains and pour a small amount of mineral oil down each drain to prevent trap evaporation
• Remove valuables or ensure they're secured in a safe

Systems and Security

• Test your alarm system and confirm monitoring company has current contact information
• Change alarm codes if anyone else has had access to your property
• Turn off propane at the tank
• Check that all smoke and CO detectors have fresh batteries
• Confirm your home insurance is current and you have the policy number and claims contact accessible

The Day You Leave

• Walk every room one final time — check windows, doors, faucets
• Verify AC is set and running
• Confirm water is off at the meter
• Lock all doors and windows
• Activate alarm system
• Take a final photo of the front of the property with a timestamp

After You Leave: Ongoing Monitoring

Preparation reduces risk — it doesn't eliminate it. An AC unit that was serviced in April can still fail in August. A roof that was fine when you left can develop a leak after a monsoon. A properly secured gate can still be forced.

This is why ongoing home watch matters. Regular inspections during your absence mean that problems are identified quickly — before a small issue becomes a major one. A professional home watch service visits on a regular schedule, documents what they find, and has a clear process for escalating anything that needs attention.

If you're closing up your San Carlos home this season and want to know what professional home watch looks like, request a sample inspection report. It shows exactly what we document on every visit and gives you a clear picture of what you'd be getting.