Do I need to notify my insurer if my Florida rental property will be vacant during hurricane season?

You should check your policy for vacancy clauses, which typically define vacancy as the property being unoccupied for 30, 45, or 60 consecutive days. Many standard policies exclude or limit coverage for losses that occur during a vacancy period that exceeds the policy threshold. If your seasonal rental will be vacant for more than 30-60 days, notify your insurer or broker in advance and ask about a vacancy endorsement. Failure to notify can result in a denied claim for damage that occurs while the property is classified as vacant under the policy.

Should I shut off the water when closing a Florida rental for the summer?

Yes. Shut off water at the main valve when closing a Florida property for an extended vacancy. Plumbing failures in vacant Florida homes during summer months can cause extensive water damage before anyone notices. Shutting the main stops water supply to the entire system. Do not shut off the AC -- maintain it at 78 degrees or lower to prevent humidity from building to mold-growth levels. If the property has a pool, maintain pool equipment on its normal schedule or contract a pool service for the vacancy period.

What outdoor items should be secured before closing a Florida property for hurricane season?

Remove or secure all outdoor furniture, grills, potted plants, umbrellas, decorative items, and anything else that can become a projectile in high winds. Bring loose items inside or store them in a locked garage or storage area. Do not leave anything outdoors that is not either permanently attached or designed to withstand 150+ mph winds. Chairs, tables, and planters become missiles in a hurricane and create both property damage and liability exposure when they damage neighboring properties.

Who should check on a vacant Florida rental property after a storm?

Have a designated local contact -- a property manager, neighbor, or hired property caretaker -- who can safely inspect the property within 24-48 hours after a storm passes. This person should have keys, know where the main water shutoff and electric panel are, and have your vendor list. They should photograph the exterior, look for roof damage, check for water intrusion, and notify you and your insurer immediately if damage is found. Do not rely on a distant owner trying to assess damage via a neighbor's informal text -- get a documented inspection with photos.

Closing a Florida Rental Property for Hurricane Season: What Property Managers Need to Know

Florida has a large inventory of seasonal rental properties -- condos and single-family homes occupied from November through April that sit vacant through the peak of hurricane season. Managing a vacant property through a Florida hurricane season requires specific preparation, clear documentation, and attention to insurance vacancy clauses that can void coverage if not addressed. What you do before closing the property is as important as what you do when a storm approaches.

The Vacancy Clause Problem

VACANCY CLAUSE

Most Florida property insurance policies include a vacancy clause that limits or excludes coverage when a property has been unoccupied for 30, 45, or 60 consecutive days. A seasonal property vacant from May through October can easily exceed this threshold. Check your policy language before the vacancy begins and contact your broker to discuss a vacancy endorsement if needed. Do not assume your standard policy covers a property that has been vacant for five months.

Notify your insurer or broker in writing when a property will be vacant for an extended period. Some carriers require notification; others do not, but documenting your disclosure protects you if a coverage dispute arises later. Ask specifically whether your policy has a vacancy clause, what the threshold is, and what endorsement is available to maintain coverage during the vacancy.

Closing Checklist: Before You Leave

Shutters and Opening Protection

Close and latch all hurricane shutters before the owner or last tenant departs. This is the most important physical preparation step. Do not assume a storm will give adequate warning for a distant owner to return and close shutters. If the property has accordion shutters, confirm they operate correctly and latch securely. If the property has panel shutters, install them before closure if they are accessible -- or arrange for a local property manager or caretaker to install them before a storm.

Water Shutoff

Shut off the main water supply valve. A plumbing failure in a vacant Florida property during summer can saturate the entire structure before anyone notices. Turning off the main takes 30 seconds and eliminates that risk entirely. Note the location of the main shutoff in your property file so the local contact can restore water when needed.

AC Settings

Set the air conditioning to 78 degrees Fahrenheit -- not off. A vacant Florida home with no AC will reach damaging humidity levels within days during summer months, driving mold growth and damaging interior finishes. Running the AC at 78 degrees maintains acceptable humidity levels at reasonable energy cost. Program a smart thermostat if available so you can monitor and adjust the setpoint remotely.

Outdoor Furniture and Loose Items

Remove or store all outdoor furniture, grills, potted plants, umbrellas, decorative items, and anything that can become a projectile. Store them inside or in a locked outdoor storage area. Do not leave them in place with the expectation of moving them before a storm -- storms sometimes develop faster than expected, and a distant owner cannot respond in time.

Pre-Closure Documentation

Photograph the interior and exterior thoroughly before closure. Document the condition of the roof, windows, shutters, exterior walls, and all interior rooms. This pre-closure documentation establishes the pre-storm baseline and is essential for any post-storm insurance claim.

Local Contact and Vendor Arrangements

Every vacant seasonal property needs a designated local contact who can:

Inspect the property safely within 24-48 hours after a storm passes
Photograph exterior and interior damage
Report findings to you and your insurer immediately
Authorize emergency board-up or tarping if roof damage is present
Have your pre-authorized vendor list on hand for immediate dispatch

Identify and brief this contact before the hurricane season begins. Provide them with a property information sheet: the address, the insurer and policy number, your emergency contact number, the main water shutoff location, the electric panel location, and the names and phone numbers of your priority vendors.

During the Season: Storm Watch Protocol

Monitor the National Hurricane Center track when storms develop that could affect your property. At 72 hours of potential impact:

Confirm with your local contact that shutters are closed and outdoor items are secured
Verify the water is off at the main
Notify your insurer or broker that a storm may affect the property
Confirm your local contact can access the property safely after the storm passes

POST-STORM INSPECTION TIMING

Do not dispatch anyone to inspect a vacant property until local authorities have confirmed re-entry is permitted and the area is safe. After major hurricanes, re-entry can be delayed by days. When re-entry is permitted, prioritize inspection within 24 hours to identify damage requiring immediate tarping or board-up to prevent additional damage.

Manage Seasonal Closures Across Your Portfolio

LossHQ helps Florida property managers track seasonal closure checklists, vacancy clause deadlines, and local contact information for every property in the portfolio.

Learn More →

The Vacancy Clause Problem

VACANCY CLAUSE

Closing Checklist: Before You Leave

Shutters and Opening Protection

Water Shutoff

AC Settings

Outdoor Furniture and Loose Items

Pre-Closure Documentation

Local Contact and Vendor Arrangements

Every vacant seasonal property needs a designated local contact who can:

Inspect the property safely within 24-48 hours after a storm passes
Photograph exterior and interior damage
Report findings to you and your insurer immediately
Authorize emergency board-up or tarping if roof damage is present
Have your pre-authorized vendor list on hand for immediate dispatch

During the Season: Storm Watch Protocol

Monitor the National Hurricane Center track when storms develop that could affect your property. At 72 hours of potential impact:

Confirm with your local contact that shutters are closed and outdoor items are secured
Verify the water is off at the main
Notify your insurer or broker that a storm may affect the property
Confirm your local contact can access the property safely after the storm passes

POST-STORM INSPECTION TIMING

Manage Seasonal Closures Across Your Portfolio

LossHQ helps Florida property managers track seasonal closure checklists, vacancy clause deadlines, and local contact information for every property in the portfolio.

Learn More →