For many of our clients, Florida is a second home: a winter retreat in Palm Beach, a waterfront residence in Naples, a golf home in Jupiter, or a family gathering place on the Gulf. These homes hold some of a family’s most treasured time together. They also spend part of every year unoccupied, often during the height of hurricane season, which creates risks that deserve careful planning.
Why Seasonal Homes Need Special Attention
Many claims in seasonal homes begin small and grow because no one is there to notice. A slow leak from a supply line, a failed air conditioner that allows humidity and mold, a power outage that disables a sump pump, or a storm that damages a roof can go undetected for weeks. By the time the damage is discovered, the cost can be many times what it would have been.
Understand Vacancy and Occupancy Provisions
Homeowners policies treat vacant and unoccupied homes differently. Some policies limit or exclude certain losses, such as water damage, vandalism, or glass breakage, if a home has been vacant for an extended period. High-net-worth policies designed for secondary residences usually address seasonal occupancy more favorably, but the terms vary. We review how your policy defines occupancy and what conditions apply while you are away.
Water Protection Is Essential
Water damage is one of the most frequent and costly claims in seasonal homes. Many private client carriers now encourage or require:
- Automatic water shut-off systems that detect leaks or unusual flow and close the main valve.
- Leak sensors near water heaters, washing machines, ice makers, and under sinks.
- Monitored temperature and humidity sensors that alert you or your property manager if the air conditioning fails.
- Backup power for critical systems, including dehumidifiers and sump pumps.
These systems often earn premium credits, and they can prevent losses that no insurance check can fully undo.
A Hurricane Plan for an Empty Home
If you are away during hurricane season, your plan must work without you. Before you leave for the season:
- Arrange for a property manager or caretaker to install shutters or confirm impact protection before a storm.
- Secure or store outdoor furniture, umbrellas, and decor.
- Move valuables and art to secure, elevated locations or take them with you.
- Confirm who will inspect the home after a storm and how quickly.
- Provide your property manager with your advisor’s contact information and policy details.
Some high-net-worth carriers offer pre-storm services for members in affected areas. We make sure our clients know what is available and how to use it.
Flood Coverage and the Citizens Requirement
Seasonal homes on the water face the same flood exposure as primary residences, and the NFIP limits of $250,000 for the building and $100,000 for contents are often insufficient. If your second home is insured through Citizens Property Insurance Corporation, flood insurance is being phased in as a requirement for policies with wind coverage, reaching nearly all such policies by January 1, 2027. We review flood options for every seasonal home.
Short-Term Rentals and Family Use
If you rent your Florida home to others, even occasionally, your homeowners policy may not cover rental activity. Short-term rentals can require a landlord or dwelling policy, specific liability coverage, and attention to local regulations and association rules. If family and friends use the home while you are away, confirm how liability coverage applies to guests.
Condominiums and Associations
For seasonal condominium owners, the association’s master policy and your unit-owner policy must work together. Florida’s recent condominium safety laws have led some associations to conduct structural inspections and fund reserves, which can lead to special assessments. Loss assessment coverage on your condo policy can help with your share of certain covered association losses.
Coordinating Coverage Across Homes
When a family owns several residences in different states, coverage often ends up spread across multiple carriers with inconsistent terms. Coordinating your homes, autos, collections, and umbrella under a single private client program can simplify administration, close gaps, and make claims easier to manage.
Working With Your Property Manager
A trusted property manager or caretaker is one of the best protections for a seasonal home. We recommend a written agreement that describes regular inspections, what to check after storms, how emergencies are handled, and spending authority for urgent repairs. Ask whether the property manager carries general liability and professional liability insurance, and whether their employees are covered by workers’ compensation. Share your advisor’s contact information so they can report a claim quickly if you are traveling or out of reach.
Arriving and Departing Each Season
Simple routines at the start and end of each season prevent many claims. Before leaving, shut off water to appliances that are not needed, set air conditioning and dehumidifiers to protect the home from humidity, unplug nonessential electronics, and secure valuables. When you return, check for signs of leaks, pests, or storm damage, test alarm and leak detection systems, and replace filters. Keeping a simple checklist with your property manager makes these routines consistent year after year.
Peace of Mind While You Are Away
A seasonal home should be a source of joy, not worry. At Eton Bridge, we help families protect their Florida homes year-round, coordinate with property managers, and stay in touch when storms approach. To review your second home’s coverage, learn about our high-net-worth home coverage or schedule a conversation.
