Communities like Pelican Landing, Village Walk, and parts of Bonita Bay have a real population of seasonal residents who spend part of the year up north. A plumbing system that sits unused for months behaves differently than one running every day. A little prep before you leave, plus a quick check before you return, prevents most of the problems that catch snowbirds off guard.
Before You Leave: Shut Off the Main Water Supply
This is the single most useful thing a seasonal homeowner can do. If a supply line or fitting fails while the home is empty, a shut-off main means the failure floods a small area instead of running unchecked for weeks. It's not uncommon for exactly that to happen after months of disuse. Leave one working faucet's worth of pressure relief if your plumber says to. Clearly label the valve too, if anyone else will be checking on the property.
Drain or Protect Exposed Plumbing
Florida homes don't deal with freeze risk the way northern climates do. But exposed outdoor plumbing, irrigation lines, and pool equipment still benefit from a check. Shut them down properly where it makes sense, rather than leaving them running unmonitored for months. If your home has a pool, confirm the equipment is set to an appropriate mode for an unoccupied stretch — our pool leak detection team can flag anything worth addressing before you go.
Set Water Heater to Vacation Mode or Lower Setting
Most water heaters have a vacation or lower-temperature setting. It cuts energy use and wear while the home is empty. This isn't just about saving on utility costs. Running a tank at full temperature for months with no hot water draw adds unnecessary strain to components that would otherwise get a rest.
Arrange for Someone to Check the Property
A small leak in an occupied home gets noticed within a day. The same leak in a vacant Bonita Springs home can run for weeks. Combined with our hot, humid climate, that's exactly the kind of situation that turns into a mold problem long before anyone's back to notice the water damage. Whether it's a property manager, a neighbor, or a paid check-in service, having someone physically inside the home now and then is worth the arrangement.
| Before Leaving | Before Returning |
|---|---|
| Shut off main water supply | Turn water back on slowly, check for leaks |
| Set water heater to vacation mode | Flush water heater if it's been several months |
| Check pool equipment settings | Run all faucets to clear stagnant water |
| Arrange periodic property checks | Test all drains for slow flow |
When You Return: Don't Just Turn Everything Back On
Turn the main water supply back on slowly. Check for any signs of leaking around visible fittings and connections before assuming everything's fine. Run every faucet for a minute to clear out any stagnant water sitting in the lines. Pay attention to water pressure and drain speed across the home too. A slow drain after months of vacancy can mean sediment settling, worth addressing before it becomes a full clog.
A Pre-Season Inspection Is Worth the Cost
For homes that sit empty for several months every year, a professional plumbing check before your return, or right after you arrive, catches issues a homeowner might miss. Valve seizure. Water heater sediment buildup. A slow leak that started sometime during the vacancy. This costs a lot less than dealing with the aftermath of an undiscovered leak. It's one of the more cost-effective things a seasonal Bonita Springs homeowner can do each year.
Coordinating With Your HOA or Community
If you're in a gated community like Bonita Bay or Village Walk, check whether it has guidelines or services for seasonal residents. Some HOAs coordinate vendor access for periodic checks. That can make arranging plumbing inspections a lot easier while you're away. Ask during your community's welcome packet or annual meeting if you're not sure.
What About Homes on Well and Septic?
Seasonal homes on private well and septic, more common in older areas like Imperial Shores, have a couple of extra things to think about. A well pump that sits unused for months can develop pressure tank issues. They tend to show up as soon as it's called back into regular service. A quick pressure check on return is worth adding to the list. Septic systems usually handle vacancy fine, since there's no wastewater being generated. Still, check that the tank isn't due for pumping around the time you plan to return. That way you're not dealing with two things at once.
The Cost of Skipping This Checklist
The homeowners who skip pre-departure prep and post-return checks tend to be the ones who come home to a surprise. A water-damaged floor from a leak that ran the whole time they were gone. A dead water heater that needed replacement instead of a simple flush. This checklist takes very little time. Skipping it can cost a lot more. It's one of the easiest ways a seasonal Bonita Springs homeowner can protect their investment each year.