Own a Wellington home that sits empty part of the year? The South Florida seasons can be beautiful, but they also bring humidity, heavy rain, and hurricane risk that can stress any property. Whether you are a snowbird, an equestrian owner, or an investor, a clear seasonal plan protects your asset and your peace of mind. In this guide, you will get a practical timeline, hurricane readiness tips, vendor vetting steps, and equestrian-specific guidance tailored to Wellington. Let’s dive in.
Wellington’s seasonal rhythm
Wellington has hot, humid summers and mild, drier winters. Hurricane season runs June 1 to November 30, with the highest activity typically late summer to early fall. You can confirm the official dates through the National Hurricane Center’s overview of the Atlantic hurricane season. Winter is usually peak occupancy for seasonal owners, while summer brings frequent storms, lightning, and higher pest pressure.
If you are away for months, plan for regular checks, lawn and pool care, and humidity control. Always confirm local rules before you start work or make changes. The Village of Wellington and your HOA may set standards for exterior upkeep, shutters, parking, rentals, and permits. For irrigation, follow the South Florida Water Management District watering restrictions to avoid fines and conserve water.
Hurricane readiness made practical
Make a written hurricane plan that lists vendor contacts, how to access the property, and who can authorize emergency work. For evacuation information and statewide updates, use the Florida Division of Emergency Management’s Know Your Zone resource. Review your insurance policies each spring so you know what is covered and what vacancy clauses apply.
Stock essential supplies ahead of time, test shutters or impact systems, and trim trees before peak season. If you are away, give your manager clear spending limits and instructions for pre-storm prep and post-storm decisions. After a storm, safety comes first. FEMA’s guidance on what to do after a disaster can help you navigate documentation, claims, and recovery steps. For county-level updates, bookmark Palm Beach County Emergency Management.
Seasonal timeline and tasks
Late spring prep
- Service HVAC and change filters; confirm remote thermostat access.
- Inspect roof, gutters, and downspouts; clear debris and check attic vents.
- Trim trees and remove weak limbs near structures.
- Test generators, battery backups, and transfer switches.
- Inspect shutters or impact windows; locate and label panels and hardware.
- Review insurance coverage and store digital copies of policies.
- Balance pool chemicals and confirm service schedule.
- Test and set irrigation; follow current SFWMD watering rules.
Wet-season checks
- Do weekly or biweekly walkthroughs, especially in August through October.
- Run HVAC and consider dehumidifiers to control moisture in closed rooms.
- Inspect for leaks, water intrusion, and early signs of mold.
- Maintain pest control and address standing water to limit mosquitoes.
- Check drainage after heavy rain and clear gutters as needed.
Winter arrival prep
- Deep HVAC check prior to arrival; inspect for any residual humidity issues.
- Full cleaning and landscape refresh; restart pool equipment.
- Set mail and package handling instructions to avoid build-up.
- Coordinate service schedules around events and guests.
Off-season vacancy
- Schedule biweekly inspections at minimum; weekly is better in rainy season or if required by your insurer or HOA.
- Keep utilities on at levels needed to control humidity and protect systems.
- Maintain lawn and landscape to HOA standards year-round.
- Continue pool maintenance to avoid algae and equipment issues.
Property type specifics
Single-family homes
Plan for lawn, irrigation, pool, pest control, and interior checks on a set cadence. Track HOA rules that cover exterior appearance, trash, and shutters. Make sure your property manager can coordinate vendors and deliver photo reports after each visit.
Condos and townhomes
Building associations often handle some exterior preparation, but you are responsible for doors and windows. Keep communication open with the HOA for building updates, access needs, and any rental rules. Confirm how the association will notify absentee owners during storms and repairs.
Equestrian properties
Larger parcels and barns bring additional responsibilities: pasture and paddock upkeep, drainage and manure management, fencing repair, and equipment checks. Standing water draws mosquitoes, so drainage and regular treatment are essential. Because liability exposure can be higher, confirm that your vendors and manager carry adequate insurance and that your policy addresses equestrian uses.
Rentals: short or long term
Short-term rentals require frequent cleanings, guest coordination, and specific insurance. Long-term rentals involve screening, lease compliance, and deposits according to Florida law. Verify village, county, and HOA rules, and review state-level landlord guidance from Florida Realtors. Always confirm transient rental tax registration and collection where applicable.
Insurance, risk, and compliance
Many policies have vacancy clauses that set requirements for inspections, utilities, and response timelines. Ask your carrier about these terms and document compliance. Consider flood insurance, even if you are not near the coast; FEMA explains options on its flood insurance page. Keep updated photos and videos of your property and store digital copies of receipts and serial numbers offsite.
High humidity raises mold risk. The CDC’s overview on mold and indoor air can help you set safe practices for prevention and cleanup. Post-flood restoration should follow professional standards. You can reference industry guidance from IICRC for water damage and remediation best practices.
For permits and post-storm repairs, review rules with the Village of Wellington and Palm Beach County before work begins. If you have an HOA, make sure your plan includes a liaison who can handle notices, approvals, and event parking logistics.
Vetting managers and vendors
A professional manager is helpful if you are away for long stretches, own multiple homes, have an equestrian facility, or run rentals. Expect services like regular inspections with photos, vendor coordination, emergency response, bill payment if agreed, key management, seasonal openings and closings, and claims assistance after major events.
When you interview managers and vendors, request local references and proof of insurance. Ask to see sample inspection reports so you know the level of detail. Confirm response-time commitments and emergency authority, including spending limits during storms. Your agreement should outline scope, frequency of visits, reporting, fee structure, notice and termination, keys and codes, and how they will use owner-approved contractors.
Quick checklists
Arrival checklist
- Service HVAC; replace filters and test thermostats.
- Open blinds and check for musty odors or moisture.
- Deep clean; refresh linens and towels.
- Landscape tidy-up and pool safety check.
- Test locks, security system, and garage doors.
- Set mail forwarding and delivery instructions.
Departure checklist
- Set HVAC to a safe, humidity-controlling temperature.
- Secure windows and doors; set timers for lights.
- Assign mail and package collection or suspend delivery.
- Leave emergency contacts and written authorizations with your manager.
- Shut off or secure non-essential outdoor water systems if advised.
Hurricane pre-landfall
- Move vehicles to safer areas and secure outdoor furniture.
- Close shutters or install panels; test locks and seals.
- Fill fuel for generators; charge backups.
- Back up digital records and new property photos.
- Confirm vendor availability and emergency spending limits.
Post-storm first 72 hours
- Do not enter unsafe structures; watch for gas and electrical hazards.
- Photograph damage before cleanup.
- Contact your insurer and begin claims steps.
- Arrange tarps and temporary boarding to prevent further intrusion.
A clear year-round plan minimizes surprises and protects long-term value, especially in a market where seasonal use is common. If you want a discreet, full-service approach that covers property checks, vendor management, storm readiness, and renovation oversight, connect with Stephanie Schwed to tailor a program for your Wellington home.
FAQs
How often should a vacant Wellington home be checked?
- Plan for biweekly inspections at minimum, and weekly during the rainy season or if your insurer or HOA requires it.
What insurance do I need for short-term rentals in Wellington?
- Short-term rentals typically require specific landlord or STR coverage that addresses liability, property damage, and rental activity; confirm village, county, and HOA rules.
Who handles hurricane prep if I am out of town?
- Your property-management agreement should set pre-approved vendors, emergency spending limits, and clear authority for the manager to secure the property before and after storms.
Can I manage my Wellington property remotely?
- Yes, if you have a reliable local manager, clear procedures, and smart-home tools for monitoring HVAC, humidity, and security, plus a plan for emergency decisions.
Are short-term rentals allowed in all Wellington neighborhoods?
- Rules vary by village code and HOA; verify the Village of Wellington ordinances, county requirements, HOA covenants, and any transient rental tax obligations before listing.
