Closing Your Seasonal Home
Julie England,
Audrey Norman, Randall
A. Cantrell, and Maria J. Portelos-Rometo2
Get organized and make a plan before
you lock your doors
to leave your home for an extended
period of time. Proper
preparation inside and out will help ensure your return to a clean, undamaged home. Florida’s
environment creates the possibility for mildew growth,
storm damage, and pests.
Unoccupied homes are more susceptible to these types of damage. This
publication provides the necessary steps— home interior procedures, home
exterior procedures, and security considerations—to prepare
your home before leaving for an extended period. There is also a checklist
at the end of this publication to help you remember these important tasks in
the weeks before you leave.
Home Interior Procedures
Remember two key words: clean and dry.
Florida is warm and humid. Pests and organisms such as
mildew and bacteria may attack organic materials. Wood, cotton, wool, leather, and the tiniest traces of dirt or
even starch in fabrics can decay, deteriorate, and develop odors. Metals are attacked. The slightest
scratch through the enamel on a washer or refrigerator exposes
the base metal to moisture and oxygen in the air.
Rust and corrosion follow. Knowing the rules to Mother Nature’s game plan will help you plan a counterattack before you leave for the summer.
Clean
Food particles and body oils left on towels, clothing,
and furnishings absorb water out of the air and attract
mildew, fungi, and pests such as roaches and ants. It’s important to clean the house thoroughly prior to
leaving.
KITCHEN AND LAUNDRY
• Clean each appliance
thoroughly. Clean enamel exteriors
with sudsy water, rinse, and dry. Apply a coating
of appli- ance or car wax to
enamel exteriors to protect scratches
1. This document is FCS3154, one of a series of the Family Youth and Community Sciences Department,
UF/IFAS Extension. Original publication date January1990. Revised June 2014. Visit the EDIS website at http://edis.ifas.ufl.edu.
2. Julie England, Extension agent II, UF/IFAS Extension Lake
County; Audrey Norman, director, UF/IFAS Extension Palm Beach County; Randall
A. Cantrell, assistant professor, Department of Family, Youth, and Community Sciences; and Maria J. Portelos-Rometo, Extension agent II, UF/IFAS Extension Sarasota County. Adapted from the publication How to Close
Your Home, written by Virginia Peart, former Associate
Professor, Housing, Department of Family, Youth and Community Sciences, UF/IFAS Extension, Gainesville, FL 32611.
The Institute of
Food and Agricultural Sciences (IFAS) is an Equal Opportunity Institution
authorized to provide research, educational information and other services only
to individuals and institutions that function with non-discrimination with
respect to race, creed, color, religion, age, disability, sex, sexual
orientation, marital status, national origin, political opinions or
affiliations. For more information on obtaining other UF/IFAS Extension
publications, contact your county’s UF/IFAS Extension office.
U.S. Department of Agriculture, UF/IFAS Extension Service,
University of Florida, IFAS, Florida A & M University Cooperative Extension
Program, and Boards of County Commissioners Cooperating. Nick T. Place, dean for UF/IFAS Extension.
from rust. Use an approved cleaner on stainless steel surfaces.
Leave appliances unplugged while you are gone, to
protect from electrical-current surges during storms.
• Unopened cans and jars of food can be left on shelves.
Flour, sugars, and salt should
be stored in tightly sealed containers. Dispose of cereals,
crackers, and pastas to avoid household pests. Do not store food in a garage or shed.
• Clean cabinet interiors and exteriors.
• Fresh and perishable foods should be eaten or discarded.
Give away or discard opened bottles and jars of salad dressings, condiments,
and other perishable items. Replacing these items will cost less than paying to
keep your refrigerator running during the 2–3 months you are gone.
• Unplug and clean the refrigerator interior. Use a solution
of one tablespoon of baking soda in one quart of water, in order to neutralize
food soils and prevent odors. Dry thoroughly. Remove and clean the defrost pan
at the bottom of your refrigerator. The refrigerator and freezer doors should be left ajar. Make sure that the doors cannot
accidentally close.
• If you choose to leave the refrigerator plugged in, dispose of all perishable foods. Place ice cubes in a sealed plastic
bag and leave it in the freezer. On your return, if the
bag contains a solid block of ice, you will know that
your power was off long enough for the ice to melt and
refreeze. To avoid potential foodborne illness, discard the contents of the refrigerator and freezer.
• For the dishwasher, remove any food particles from the
filter (if one is present
at the bottom). Run the dishwasher
through a short cycle. A few minutes into the cycle, turn off the dishwasher
and open its door. Clean around the door gasket and under the bottom of the
door to remove any residual soil that might attract mold in these areas. Then,
let the dishwasher complete the cycle. Leave the door closed, but unlatch it to
release the pressure on the door seal.
• Clean the garbage disposal by running a batch of ice
cubes through the disposal. Then run a solution of baking
soda and water through the disposal. Leave the stopper
in place to prevent water in the P-trap beneath the disposal from
evaporating during your absence.
• Clean the oven, broiler,
and the drip trays under the burners.
• To remove splatters in the microwave, heat a cup of water for two minutes on the high
setting. (Do this while the microwave is cool.) Afterward, the condensation on the walls will loosen the splatters. Wash the
inside of
the microwave with sudsy
water, and then rinse and dry. If possible, leave the microwave
unplugged.
• Clean portable appliances thoroughly. Be sure to open the
trap door under the toaster to clean it and remove the crumbs.
• Turn off the water heater if you plan to be gone for a month
or more. For shorter absences, turn the water heater’s thermostat to its lowest
setting.
BATH
• Clean all surfaces
and fixtures.
•
Cover toilet and tank top with a plastic
wrap.
•
Put stoppers
in drains.
OTHER ROOMS
• Clean and leave a light coating of wax on surfaces of wood furniture.
• Thoroughly vacuum upholstered furniture (even crevice areas). If there are spots and
stains, remove or clean before closing the home.
• Remove bedding and bath linens;
clean, dry, and store.
Vacuum the mattress thoroughly and cover it lightly with a
sheet.
• Leave only clean clothes in closets. Allow space between garments to permit circulation of air. Do not leave clothes
on the floor. Leather shoes, belts, and handbags should be cleaned with leather cleaner. You may
even want to spray them with a
disinfectant spray. Do not wrap garments or other items tightly in plastic. This may increase the
likelihood of mildew. Metal hangers,
even when covered with paper, can rust and stain
clothing. Leave interior doors open to permit air circulation.
• Turn off ceiling fans.
• Unplug any appliances or electronics that are not in use. Many newer products continue to draw
a small amount of power even when not turned on. They may also be damaged from
power surges during storms.
• Replace backup batteries
in fire alarms,
automatic watering systems,
thermostats, and security systems.
• If you have a soft-water system or reverse-osmosis water system, determine if any action is necessary.
Dry
OUTDOOR MOISTURE
Because the air in Florida
has lots of moisture, it is important that windows and doors be
weather-sealed to keep moisture out.
INDOOR MOISTURE
Water from drains
and toilets will evaporate and add to the moisture in the house. If all
moisture from drains evaporates, sewer gas and pests can enter the home through
the drains. Drain stoppers should be closed, and toilets and tank tops sealed with plastic wrap. Leave house
plants outside or with a neighbor, because having someone water the plants will add moisture to the air in the house. Turn off
the water at the meter, if it is not used for lawn irrigation. This will prevent flooding if a
pipe breaks.
AIR CONDITIONING CONSIDERATION
There is no reason to maintain cool temperatures while
you are away during the summer; however, periodic air conditioner operation
will remove moisture from your home. To ensure the continued effective
operation of your air conditioner and to prevent
excessive energy use, adhere
to the following suggestions.
Leave Your Air Conditioner in Good Condition Three weeks before you leave is a good time for an air
conditioner check-up by a professional, but there is also some maintenance you
can do yourself:
• Change the air conditioning filter,
or, if washable, wash it. In addition to built-up dirt, the summer heat and humidity can cause mildew and mold growth that may spread
throughout the house.
• Check around the edges of window air conditioners for leakage. Replace insulation as
needed.
An air-conditioning professional will do the following:
•
Clean the blower wheel and the coil.
• Check the temperature drop across the cooling coil,
and add refrigerant if needed.
• Adjust tension on belts.
•
Inspect wiring
and connections.
•
Clean the condensate pan and pipe.
•
Check the operation of motors.
Operate
Your Air Conditioner to Save Energy
Operate your air conditioner for two hours a day when your house is closed and sealed to reduce the potential development of mildew. If you have a programmable thermostat, set it to
operate the air conditioning for a two-hour period in the cool, early morning
hours. If you do not have a timer, set the thermostat between 80ºF and 85ºF.
If using a humidistat, follow local recommendations and
also consider having it professionally calibrated. If set too low or if
improperly calibrated, the humidistat will cause the air conditioner to operate inefficiently and result in high
electric bills.
If You
Don’t
Have
Air
Conditioning
The temperature in your home will rise during
the day in the summer. This temperature rise will actually
result in a lower
relative humidity. This may inhibit
moisture-related problems if enough moisture is kept out of your house by the methods prescribed earlier. Desiccants that do not
liquefy may help keep moisture
reduced in enclosed
spaces that are tightly sealed, such as inside an air-tight trunk.
A dehumidifier operated
by a drain to carry
away moisture can help,
though not as much as air conditioning.
Windows and Doors
• Use caulk to fill in gaps between
windows, doors, and walls.
• Replace broken or cracked putty,
as well as loose or damaged weatherstripping.
Security Considerations
In addition to protecting your home against Mother
Nature’s attacks, you need to protect your home against
a manmade threat: theft.
Before you leave home for either a short or long period,
plan to protect your home from burglars or intruders. Consider these
five important theft-protection principles:
- 1. Discourage the interest
of burglars.
- 2.
Inhibit entry
by an intruder.
- 3.
Disrupt a break-in when it is happening.
- 4.
Protect valuables.
- 5.
Cover potential
losses.
If possible, have someone check your house occasion-
ally for damage and security
breaches. If you live in a condominium or planned
community, some security
may be provided. Know what is provided and make arrangements to cover
your responsibilities.
Discourage Interest of Burglars
The best defense
is prevention. Both amateur and professional burglars are likely to bypass houses
that appear to have
active residents at home. Your house should
have a lived-in appearance.
• Mail, newspapers, and other deliveries should be stopped or promptly picked up by a friend
or neighbor.
• A car parked
in the drive or carport
discourages burglars. A
friend or neighbor may agree to leave his or her car in your drive.
• Don’t disconnect your phone. Some answering/message
machines can be accessed by long distance to pick up messages. You can even change your message remotely.
• Several lights within
a home should be placed
on timers to simulate
movement within the house, suggesting normal activities.
. Window treatments should not make the house look closed-up,
but should prevent easy viewing of valuables
within the home, such as electronic equipment and cameras.
Inhibiting Entry
In spite of your efforts
to make your house look lived-in, if a burglar decides to try and break in,
don’t make it easy.
• All doors should have secure locks, such as a deadbolt or
jimmy-proof lock.
• Glass panels in doors or near doors should be shatter-proof or double-glazed.
• Doors with glazed windows or side panels should include a
lock that can be opened from the interior only by a key.
Do not leave the key in the lock.
• Sliding glass doors should have a bolt-type lock to
prevent their being lifted out of the track, and a jamming bar should be placed in the
inside track. Glass in the sliding doors should be shatterproof, double-glazed,
or have break-resistant plastic sheeting.
Disrupt a Break-In
Electronic or mechanical door and window alarms can
frighten away a burglar if your house is close enough to neighbors for the
alarms to be heard. Perimeter sensor systems or glass breakage sensors will help in the same way. Some
home security systems allow remote visual access.
Protecting Valuables
Valuables such as jewelry and watches should not be left
behind. Place them in a safety deposit
box, or take them with you.
Covering Potential Losses
Most homeowners’ policies
provide some protection against burglary. Don’t take your insurance for granted. Check
to see if theft protection is provided and if your valuables will be adequately
insured. Make sure you meet all requirements. Check the fine print to be sure
of your protection.
Prepare an up-to-date home inventory before you leave,
but do not store it in the home. Keep sales receipts, a list of serial numbers, and appraisals. It would be wise to have clear, well-lighted photographs of items that would be costly
or difficult to replace.
Conclusion
Don’t wait until
the last minute
to prepare your home. Start about three weeks before departure.
Create a list of what you need to do to prepare, appointments for professional
services (if needed), and any required supplies. Prepare the interior and exterior of your home to prevent mold
and mildew growth, storm damage, and pests. Take the appropriate security
measures to prevent
theft. Leaving a well-maintained and properly secured
home will provide peace of mind that you will be returning to a trouble-free seasonal home.
Closing Your Seasonal
Home— Checklist
The following list is designed
to assist you in preparing to close your home for the season. Not every task on the checklist will apply to you. This list should be used as a guide to help you close and secure your home while you are
away.
Three Weeks before Leaving
o
Schedule an
appointment to have your central air conditioning system serviced (this should be done once a year).
o
Have the humidistat calibrated by your air conditioning
company.
o
Call service
and utility companies
to temporarily suspend service
during your absence.
o
Review the homeowner’s insurance policy and update if necessary.
o
Update home inventory. Make copies and keep them in a
secure place.
o
Determine what methods to use to control (a) relative
humidity inside your home and (b) fungal growth.
o
Find a trusted friend
or relative to routinely check
on your home.
o
Arrange to close shutters
and to prepare unit in the
event of a hurricane threat.
o
Arrange for AC drip pan to be emptied.
o
Arrange to forward mail.
o
Arrange for the cancellation of newspapers and magazines.
o
Run air conditioning on humidistat settings
to test reliability for at least two hours every day.
One Week before Leaving
o
Clean refrigerator and freezer. Eat food on hand.
o
Test the dehumidifier, if you choose
to use one. Place in a central location with a continuous
drain.
o
Vacuum upholstered furnishings to eliminate mold spores.
o
Remove interior
and exterior plants in pots and
containers.
o
Remove all food from
the cabinets. (Do not keep ground spices and dried herbs. You may, however, keep all
canned products and whole spices.
o
Move patio or lanai furniture into the unit.
o
Test the timers for your lights.
o
Leave your contact information with neighbors and homeowners association.
The Day You Leave
o
Empty food from
refrigerator and freezer; wipe condensation
dry from freezer;
disconnect refrigerator/
freezer; and leave door slightly ajar.
o
Put a dozen ice cubes and 2–3 tablespoons baking soda into the
garbage disposal, and then run the disposal to clean blades.
o
Empty dishwasher.
o
Set timers
on lights.
o
Turn off or disconnect the water heater.
o
Strip bedding.
o
Cover drains with a stopper
and duct tape.
o
Cover and seal toilets.
o
Unplug appliances and electronics.
o
Check air conditioning for accurate settings.
o
Set off
insect “bombs” or “foggers,” if desired.
o
Set security alarm.
o
Lock doors
and windows.
o
Leave interior
doors open for air circulation.
