Water is the most common and most costly problem in a home that sits empty. A slow leak that would be noticed in a day when someone lives in the house can run for weeks when nobody does. By the time a snowbird walks in, the damage can include soaked drywall, warped cabinets, mold and a very large water bill. Checking for water is the single most valuable thing a home watch visit does.
If you are reading this because you have already found a leak in your Naples home, call a licensed plumber first. Home watch providers look for water and report it. They are not plumbers, and a good one will tell you so.
Where water problems start in an empty home
- Toilet supply lines and fill valves. A slow drip at the wall connection or a toilet that keeps running can go unnoticed for months.
- Under sinks. Drain connections and braided supply lines loosen or crack, and the cabinet floor hides the damage.
- Water heaters. Tanks corrode and fail, and the pan beneath them is easy to forget.
- Washing machine and dishwasher hoses. These fail under constant pressure.
- Ice maker lines and refrigerator connections. A cracked line behind the fridge can leak for a long time before anyone sees it.
- Roof and window leaks. A heavy summer storm can push water past a failing seal and into a ceiling.
- Air conditioning condensate. A clogged drain line backs up and overflows near the air handler. See AC, humidity and mold checks.
How a provider checks for water
On each visit the provider looks at ceilings and walls for stains, bubbling paint or soft spots, and looks under sinks and around toilets, the water heater and the laundry area for moisture. They check the floor near appliances, run water at each fixture to see that it drains properly, and look for musty odors that signal a hidden problem. Many providers also check the water meter or main shutoff area if you ask them to.
Running the water also has a second purpose that surprises owners. Every drain has a curved section of pipe called a trap that holds a little water and blocks sewer gas. In a house nobody uses, that water slowly evaporates, especially in a hot Florida climate. A dry trap lets odors and sometimes insects come up the drain. A home watch visit that runs the water and flushes the toilets keeps the traps full.
What happens if a leak is found
The provider should tell you right away with photos, not wait for the end of the month. Many will also close the main water valve if the leak is active and you have given permission. From there the owner decides what happens next: calling your own plumber, having the provider let a vendor in, or contacting your insurer. Agree on this plan with your provider before you leave. Who shuts off the water, who calls whom, and what the spending limit is are all easier to decide at your kitchen table than from a plane.
Should I shut the water off when I leave?
Many owners close the main water valve for long absences, and some insurers like it. The tradeoff is that irrigation, an ice maker and a few appliances may need the water on. Some owners compromise by shutting off the main and leaving the irrigation on its own line if the system allows. Ask your plumber or your insurance agent what makes sense for your home, and tell your home watch provider the setting so they leave it exactly as you set it.
Documenting for insurance
If water damage turns up, dated photos from regular visits help show what the home looked like before and when the problem started. Ask your provider to keep reports in a form you can download or forward. Insurance policies vary widely on water damage, especially slow or long-term leaks, so read yours carefully. This is general information, not insurance advice.
What drives the cost of water checks
Water checks are normally part of a regular home watch visit, not a separate fee. The cost of the visit depends on how often it happens and the size of the home. Providers may charge extra for after-hours emergency visits or for meeting a plumber at the property. Ask what is included before you agree.
Tips before you leave for the season
- Replace old rubber washing machine hoses with braided stainless ones
- Check under every sink and behind every toilet for existing drips
- Know where your main water shutoff valve is and make sure it turns
- Give your provider the name of your plumber and a spending limit for emergencies
- Ask your agent what your policy requires while the home is unoccupied
Frequently asked questions
Will a home watch provider fix a leak?
Usually not. A provider finds and reports water problems, may close the main valve if you have given permission, and can let your plumber in. Repairs are done by a licensed plumber.
Why do providers run the water in an empty house?
Running faucets and flushing toilets keeps the water in the drain traps. When the traps dry out, sewer odors and insects can come up the drain.
How soon would I hear about a leak?
A good provider should call or message you the same day with photos, not wait for the next scheduled report.
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