Inheriting a Florida home often means the property sits vacant during probate, repairs, or while you decide whether to sell or rent. The big question: Do you need to maintain or secure it? The short answer is yes—vacant properties in Florida require active maintenance and security to protect value, comply with local rules, and keep insurance valid. Our Florida Inherited Property Real Estate Advisors recommend a clear plan within the first week to prevent avoidable losses and fines.
Quick Answer
- Yes, maintain and secure the property immediately. Vacant homes face higher risks: theft, water leaks, mold, and code violations.
- Insurers may limit coverage when a home is vacant. Disclose vacancy and adjust the policy to avoid claim denials.
- Create a routine: weekly checks, lawn and pool care, humidity control, mail management, and documented inspections.
- Our Florida Inherited Property Real Estate Advisors recommend aligning maintenance, security, and insurance with your disposition plan (sell, rent, or move-in).
Why It Matters in Florida
- Humidity and mold: Florida’s climate can cause rapid mold growth in closed-up homes. Maintaining A/C and airflow is essential.
- Hurricanes and storms: Wind, roof damage, and water intrusion escalate quickly in an unmanaged property.
- Liability exposure: If someone gets hurt on the premises—contractor, trespasser, or prospective buyer—you need the site secured and insured.
- Code and HOA compliance: Overgrown lawns, green pools, and unsecured structures can trigger fines and liens.
- Insurance gaps: Many policies restrict or exclude losses after 30–60 days of vacancy unless you add proper endorsements. Our Florida Inherited Property Real Estate Advisors recommend confirming vacancy provisions in writing.
First 7 Days: Stabilize and Secure
Our Florida Inherited Property Real Estate Advisors recommend acting fast with this checklist:
- Notify the insurer of the owner’s passing and current vacancy status; ask about a vacancy permit or a vacant dwelling policy.
- Rekey or change smart locks; limit access and track keys.
- Secure windows and doors; add window pins and reinforce sliders.
- Turn on essential utilities: A/C set to 76–78°F with humidity control; power on for alarms, lights, and sump/condensate pumps.
- Set smart lighting and a monitored alarm/camera system.
- Stop or forward mail and deliveries to avoid signaling vacancy.
- Arrange lawn and pool service to HOA/municipal standards.
- Document condition: full photo/video walkthrough, meter readings, and roof/exterior photos after any storms.
- Post “No Trespassing” signage where appropriate.
Weeks 2–4: Maintenance Rhythm
Our Florida Inherited Property Real Estate Advisors recommend creating a written schedule and vendor list:
- Weekly or biweekly property checks: walk interior and exterior; run faucets and flush toilets; check water heater, A/C condensate line, and refrigerator drip pans.
- A/C and humidity: keep relative humidity under 55%. Consider a dehumidistat or standalone dehumidifier with condensate drain.
- Roof and gutters: clear debris; after heavy rain, scan ceilings and attic for moisture.
- Pest control: quarterly service; seal entry points; remove food and cardboard that attract pests.
- Pool care: keep pumps running and water clear; a “green” pool can trigger fines and neighbor complaints.
- Lawn/tree trimming: maintain curb appeal to deter trespassers and comply with HOA/city rules.
- Plumbing precautions: consider shutting off water at the main and draining lines if truly vacant; otherwise, install leak sensors.
- Storm prep kit on site: plywood, tarps, sandbags, and contact list for emergency board-up.
Security Best Practices That Actually Deter Losses
- Smart locks and unique codes for vendors with automatic code expirations.
- Monitored alarm and exterior cameras, plus motion-activated floodlights.
- Visible maintenance: a well-kept yard and regular activity discourage intruders.
- No obvious vacancy clues: use blinds/curtains, place a car in the driveway periodically, and keep a few lights on timers.
- Contractor protocols: insured vendors only, verified IDs, and work orders in writing. Our Florida Inherited Property Real Estate Advisors recommend keeping a simple log of who entered, when, and why.
Insurance and Legal Considerations
- Vacancy clauses: After 30–60 days, some policies limit coverage for vandalism, water damage, or theft unless you add a vacancy permit or switch to a vacant property policy.
- Named insured: Update to the estate or trust and list the personal representative; add any heir with an insurable interest.
- Liability coverage: Ensure premises liability remains active for showings, inspections, and contractor visits.
- Windstorm and flood: Confirm wind/hurricane coverage and evaluate flood insurance—even outside high-risk zones.
- Documentation: Keep inspection logs, photos, and maintenance invoices; these support claims and prove reasonable care. Our Florida Inherited Property Real Estate Advisors recommend storing everything in a shared digital folder.
If You Plan to Sell vs. Rent
- Selling soon (vacant/for sale):
- Maintain show-ready condition with active utilities, A/C, and curb appeal.
- Consider a vacant property policy and keep liability coverage through closing.
- Install a realtor-approved lockbox with access tracking.
- Renting (long-term or seasonal):
- Transition to a DP-3 landlord policy with liability and loss-of-rent coverage.
- Complete safety updates: GFCIs, smoke/CO alarms, handrails, and trip-hazard fixes.
- Require tenant renters insurance and verify it annually.
Our Florida Inherited Property Real Estate Advisors recommend choosing a disposition path early to tailor coverage, budgets, and vendor scheduling.
Common Mistakes to Avoid
- Shutting off A/C to “save money,” leading to mold and damaged finishes.
- Letting mail, flyers, or packages pile up, inviting trespassers.
- Skipping lawn/pool care and incurring HOA or city fines.
- Not disclosing vacancy to the insurer, risking claim denial.
- No water-leak safeguards, resulting in large, unnoticed losses.
- Turning off all power, disabling alarms, moisture control, and cameras.
Budgeting: What to Expect
Costs vary by location and property size, but a reasonable monthly plan might include:
- Lawn service: $100–$200
- Pool service: $100–$180
- Pest control: $30–$50 (averaged)
- Smart security monitoring: $20–$60
- Utilities for A/C and minimal lighting: variable, often $100–$250
- Property check service/handyman: $75–$200 per visit
Our Florida Inherited Property Real Estate Advisors recommend building a 3–6 month carrying-cost budget, plus a contingency reserve for storm events.
Simple Vacant Property Checklist
- Security: rekeyed locks, cameras, alarm, timed lights
- Utilities: A/C 76–78°F, humidity under 55%, leak sensors
- Exterior: lawn trimmed, pool serviced, gutters clear
- Interior: weekly walkthrough, run water, flush toilets, inspect for leaks/mold
- Documentation: photo log, vendor receipts, access log
- Insurance: vacancy disclosed, correct named insured, wind/flood reviewed
- Storm readiness: board-up plan, tarps, vendor list
Our Florida Inherited Property Real Estate Advisors recommend reviewing this checklist monthly and after any major storm.
How Inherited Property Advisors Can Help
Inherited Property Advisors specializes in Florida inherited homes. We coordinate insurance updates, security setups, and maintenance so you can protect the asset while you decide to sell, rent, or move in. Services include:
- Vacant-home strategy: insurance alignment, access control, and vendor scheduling
- Weekly property checks with photo reports and issue escalation
- HOA/city compliance management and storm readiness plans
- Disposition guidance: sell vs. rent projections and timeline management
Our Florida Inherited Property Real Estate Advisors recommend contacting us within the first week of vacancy to reduce risk, preserve value, and streamline your next steps.Disclaimer: This article is for informational purposes only and is not legal or insurance advice. Consult a Florida-licensed insurance professional and your attorney for guidance specific to your situation.