Questions to Ask Before Hiring a Home Watch Provider in Naples

Handing someone the keys to your second home is a real act of trust. The right questions at the start help you find a provider who is reliable, careful and clear about what they will do. This list is built for Naples and Collier County owners, with attention to the issues that matter in southwest Florida: summer humidity, hurricane season, HOA rules and long absences.

You can use these questions with any provider you are considering, including the independent local provider you reach through the number on this page. A good provider will welcome them. If answers are vague or defensive, that tells you something too.

Questions about the business

Start with the basics of who you are dealing with and whether they are set up properly.

• How long have you been providing home watch in Naples, and how many homes do you currently watch?
• Are you the person who will do my visits, or will someone else?
• What business entity do you operate under, and do you carry general liability insurance? Can you send proof of coverage?
• Are you bonded? Does your insurance cover the work you do inside client homes?
• Do you hold any licenses or certifications relevant to the services you offer? Which ones, and are they current?
• Can you provide references from current clients with similar homes?

Licensing rules can change and differ by service, so it is reasonable to ask a provider which licenses they hold and which of their services require them. A trustworthy provider will answer directly.

Questions about the visits

These questions tell you what you will actually receive.

• How often will you visit, and on what days or time windows?
• What is your routine for each visit? Is it the same checklist every time?
• Do you run water in the sinks and flush toilets? Do you check the AC and humidity?
• Do you check the pool, lanai screens and irrigation, or is that outside your scope?
• How will you document the visit, and will I get photos?
• What do you do if you cannot get to a visit because of weather or an emergency?

Questions about problems and emergencies

The point of home watch is catching problems early, so the response plan matters as much as the routine.

• If you find a leak or an AC failure, how and how fast will you tell me?
• Who do you call for emergency repairs, and do I approve repairs first?
• Do you have a standing relationship with plumbers, AC companies and storm-damage restoration companies?
• Will you shut off the water in an emergency? Under what circumstances?
• What is your plan before and after a hurricane? Are those visits included or extra?

Questions about keys, access and privacy

Your provider will have keys, codes or fobs to your home, so ask how access is handled.

• How do you store keys and codes, and are they labeled with my address?
• Who else has access to my keys?
• How do you handle alarm codes and gate access?
• Will you let contractors, cleaners or deliveries in, and how do you log who entered?
• What happens to my keys and codes if I end service?

Questions about price and terms

Clear terms avoid awkward surprises.

• Is pricing per visit or per month, and what exactly is included?
• How are extra trips billed, such as storm checks or meeting a contractor?
• Is there a contract, and how do I cancel or pause service?
• When do I pay and how? Are there any setup or restart fees?
• What happens if I extend my stay, or come home early?

Get the answers in writing. A short email confirming the schedule, price and scope is enough for most owners.

Red flags worth noticing

Some warning signs are worth taking seriously. A provider who will not share proof of insurance, who is vague about what a visit includes, who promises security or inspection services that home watch cannot deliver, or who pressures you to sign immediately is probably not a good fit.

Also be cautious of a provider who cannot explain what they will do after a storm. In Naples, that is one of the most important parts of the service.

How to compare answers from two or three providers

Write the same questions down and record each answer. When you compare them, look beyond price. Notice who answered clearly, who offered specifics, and who seemed to understand the realities of a Naples home: summer humidity, tropical storms, HOA expectations and the pace of the season. Someone who is organized in a first conversation is likely to be organized on a visit.

Also consider availability. A provider with too many clients may struggle to keep a promised schedule, particularly in the weeks before a storm. Ask how many homes they carry and what they do when several clients need attention at once.

What to put in writing

A short written agreement does not have to be complicated. It should name the property, the visit schedule, a description of what a standard visit includes, the price and how extras are billed, how reports are delivered, who may authorize repairs and up to what amount, how keys and codes are handled and returned, and how either side can end the arrangement. It is also a good place to confirm that the provider carries insurance and to attach a copy of the certificate.

If you are using a referral service such as this one, remember that the agreement is between you and the independent provider. Ask the provider to put the terms in writing for you.

Trust, but verify

After a few visits, check the work. Ask for a photo of a specific item, such as the thermostat or the water heater, and compare it with what you know. Ask a neighbor if they have seen the provider. If you are in Naples for a visit, ask the provider to meet you at the house and walk through what they do. A good provider will not mind being checked, and the first season is the right time to confirm that the arrangement works.

Frequently asked questions

How many providers should I talk to?

Two or three is usually enough. Compare what is included, how they communicate and how comfortable you feel with them, not only the price.

Should I ask for references?

Yes. A provider who has served similar homes in Naples for a while should be able to put you in touch with clients.

Do I need a written agreement?

A short written agreement or confirming email is a good idea. It should cover the schedule, scope, price and how either side can end service.

What should I do before the first visit?

Leave clear instructions: thermostat settings, shutoff locations, alarm details, who to call in an emergency and who is allowed in the home.

Related reading

• How much does home watch cost?
• What a home watch visit includes
• Hurricane season checklist

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Information here is general and is not legal, insurance or engineering advice. Serving Naples and Collier County, Florida. Calls may be recorded.