A vacation home in Central Florida should be your easy escape. But Florida’s heat, humidity, summer storms, and pests can take a toll on a house that sits empty for weeks at a time. The good news is that most costly problems are preventable with a simple routine.
This guide covers what second-home owners in Winter Garden, Windermere, Montverde, Dr. Phillips, and the rest of West Orange County should check each season, plus the systems that need attention all year.
Why Florida Homes Need a Different Maintenance Plan
Most maintenance checklists are written for northern homes, with advice about frozen pipes and snow removal. In Central Florida, the biggest risks look different:
- Humidity: Moisture is the number one enemy of an empty Florida home. Without steady air conditioning, mold and mildew can grow on walls, furniture, and closets.
- Summer heat and storms: Orlando’s normal July high is about 92°F, and afternoon thunderstorms are routine from late spring through early fall.
- Hurricane season: The Atlantic hurricane season runs from June 1 through November 30.
- Pests: Termites, ants, and roaches stay active year-round in warm weather.
Winters are mild by comparison. Orlando’s normal January high is about 72°F, with lows near 50°F, which makes winter a great time to visit and to tackle home projects.
Year-Round Essentials
Air Conditioning and Humidity
Never turn the AC off in an empty Florida home. Keep indoor humidity at or below 60 percent to discourage mold. UF/IFAS Extension recommends setting the thermostat between 80°F and 85°F in a closed-up home and running central air at least two hours a day. A smart thermostat with humidity monitoring lets you check both from anywhere.
- Change AC filters every one to three months, and more often during heavy-use months.
- Schedule professional HVAC service twice a year, ideally in spring and fall.
- Keep the condensate drain line clear. A clogged line is one of the most common causes of water damage in Florida homes.
- If your system can’t keep humidity in check, ask your HVAC technician about adding a dehumidifier.
Plumbing and Water
- Run every faucet and shower and flush each toilet during every visit or home check. This keeps drain traps full, which blocks sewer odors and pests.
- Check under sinks, around toilets, and near the water heater and washing machine for leaks.
- Install water leak sensors in high-risk spots so you get an alert on your phone the moment moisture appears.
- For longer absences, consider shutting off the main water valve and turning off the water heater at the breaker, unless a fire sprinkler system needs the water on.
Pest Control
- Schedule quarterly pest control with an exterior barrier treatment.
- Keep an active termite protection plan with an annual inspection.
- Store pantry food in sealed containers and leave the kitchen spotless before you go.
Season-by-Season Checklist
Winter (December to February): Project Season
Dry, mild weather makes winter the best time for outdoor work.
- Book exterior painting, pressure washing, and roof or gutter repairs.
- Test the heat mode on your HVAC system for cool nights.
- Review your insurance policy before it renews.
- Test smoke and carbon monoxide detectors and replace batteries.
Spring (March to May): Get Ready for the Heat
- Schedule AC service before temperatures climb.
- Check your irrigation system for broken heads and leaks. Most of Orange County follows St. Johns River Water Management District rules, which allow lawn watering up to two days a week during daylight saving time and one day a week during standard time, and never between 10 a.m. and 4 p.m. Check the district’s website for current restrictions, which can tighten during droughts.
- Inspect window and door seals and re-caulk where needed.
- Trim trees and shrubs away from the roof and house before storm season.
Summer (June to August): Heat, Humidity, and Storms
- Have your hurricane plan in place by June 1.
- Watch humidity levels closely and keep AC filters fresh.
- Clean gutters and downspouts so heavy afternoon rain drains away from the foundation.
- If you have a pool, keep it on weekly service and run the pump daily.
Fall (September to November): Peak Storms, Then Relief
- Hurricane activity typically peaks from mid-August through October, so keep outdoor items secured and storm supplies stocked.
- After any major storm, have someone check the roof, windows, and yard and take photos for insurance.
- Schedule fall HVAC service.
- Get ready for winter visits with a deep clean, fresh supplies, and a check of outdoor furniture and lighting.
Hurricane Prep for a Vacation Home
You can’t count on being in town when a storm is coming, so plan ahead:
- Install hurricane shutters or impact-resistant windows, or arrange for someone to put shutters up for you.
- Decide where patio furniture, grills, and décor will go when a storm threatens.
- Photograph each room and the exterior at the start of the season for your insurance records.
- Know your policy’s hurricane deductible and whether you have flood coverage.
- Arrange for a post-storm check as soon as it’s safe.
Smart Tech That Makes Maintenance Easier
- Smart thermostat: Adjust temperature and monitor humidity from your phone.
- Water leak sensors: Get an instant alert before a small leak becomes a big repair.
- Smart locks: Give cleaners and vendors temporary codes instead of handing out keys.
- Exterior cameras: Check on your home after a storm or a delivery. If you rent your home, always disclose cameras to guests.
When to Call in Help
If you live out of state, regular in-person checks make the biggest difference. Smart devices can tell you something is wrong, but someone still needs to be there to fix it.
Homes & Living Collective provides weekly home watch visits, maintenance coordination, and hurricane prep for vacation homes in Winter Garden, Windermere, Montverde, Dr. Phillips, and nearby communities. Learn more about our Vacation Home Management services, or schedule a free consultation.
Keep reading: How to Prevent Mold in an Empty Florida Home, How to Manage a Florida Vacation Home from Afar: 10 Essential Tips, and How to Choose the Right Vendors for Your Central Florida Vacation Home.
Florida Vacation Home Maintenance FAQs
UF/IFAS Extension recommends setting the thermostat between 80°F and 85°F in a closed-up Florida home and running the AC at least two hours a day. The goal is to keep indoor humidity at or below 60 percent to prevent mold. Never turn the AC off completely.
Weekly checks are a common standard, especially in summer. An AC failure or a slow leak can lead to mold and water damage within days in Florida’s heat and humidity.
For longer absences, shutting off the main water valve and turning off the water heater at the breaker reduces the risk of leaks. Keep the water on if your home has a fire sprinkler system, and have someone run faucets and flush toilets during each check.
The Atlantic hurricane season runs from June 1 through November 30, with activity typically peaking from mid-August through October.
Twice a year is a good rule, once in spring before the summer heat and once in fall. Change filters every one to three months.
Most of Orange County follows St. Johns River Water Management District rules: up to two days a week during daylight saving time and one day a week during standard time, and never between 10 a.m. and 4 p.m. Your watering days depend on whether your address is odd or even. Check the district’s website for current restrictions.
About the Author
Nicole Mickle is the founder of Homes & Living Collective. With more than 20 years in the real estate industry, including work as a mortgage broker, loan officer, transaction coordinator, and founder of a mobile notary closing company, she helps homeowners in Winter Garden, Windermere, Montverde, Dr. Phillips, and nearby communities keep their homes cared for, whether they live here full time or visit a few times a year.
