Seasonal Living in WPB: Set‑Up, Services and Peace of Mind

Thinking about spending part of the year in Coastal West Palm Beach but want a smooth setup and a worry‑free time away? You’re not alone. Seasonal living here is wonderful, yet the humidity, storms, and HOA rules require a plan. In this guide, you’ll get a simple checklist, the right services to hire, smart risk moves, and return‑home tips tailored to coastal WPB. Let’s dive in.

Your seasonal timeline in WPB

West Palm Beach runs on two calendars. The “snowbird” season ramps up in late fall and peaks through spring, when traffic and service demand rise. Local coverage notes that season typically runs November through April, so timing matters for bookings and appointments. Local businesses adjust during snowbird season.

Hurricane season runs June 1 to November 30. NOAA’s outlook for 2025 signaled an above‑normal season. Forecasts are a call to prepare, not a prediction of where storms will hit, so plan at the property level.

Quick pre‑departure checklist

Use this simple checklist 4 to 6 weeks before you leave. It prevents most avoidable headaches.

• Set up city utilities and paperless billing. Create or verify your City of West Palm Beach Public Utilities account for water, sewer, stormwater, and sanitation. Consider autopay to avoid missed bills. Set up or manage utilities.
• Manage mail and deliveries. Place a USPS Hold Mail or a temporary Change of Address if you’ll be away longer. Schedule package holds too. See USPS Hold Mail basics.
• Notify your HOA or condo. Update your contact info, provide an emergency contact, and confirm any rules on inspections, hurricane prep, and key access. Review absentee owner guidance.
• Line up a home‑watch service. Require photo reports, time stamps, and clear scope. See the Services section for what to include.
• Service critical systems. Schedule HVAC maintenance, pool service, and irrigation checks. Trim trees near the structure and clear drains. Record pre‑departure photos.
• Confirm insurance details. Know your wind or hurricane deductible, understand vacancy limits, and verify flood coverage if needed. Keep your policy and agent info handy.

Services to hire while you’re away

The right local help protects your home and keeps costs predictable.

Home‑watch and property management

A quality home‑watch firm checks interiors and exteriors, verifies A/C and water, looks for leaks or pests, coordinates shutters and vendors, and sends photo reports. Many offer 24/7 contacts and GPS‑stamped visits. See a local example of service scope at iDeal Home Watch.

• What it costs. Routine inspections are commonly quoted around $50 to $150, either per month or per visit depending on frequency and scope. Add‑on concierge tasks are often hourly or flat fee. Here’s a market overview of pricing basics.
• What to require. Written scope and frequency, emergency authorization limits, pricing, proof of insurance, and references. Ask about hurricane prep and after‑storm checks.

Maintenance contracts to consider

• HVAC plan. Preventive service plus priority response. A/C failure in our humidity can lead to mold and costly repairs.
• Pool service. Weekly or biweekly visits keep chemicals balanced and equipment healthy.
• Lawn, irrigation, and tree work. Reduces storm risk and maintains curb appeal.
• Pest control. Scheduled treatments help prevent moisture‑driven issues.

Concierge touches

Some providers will pre‑cool the home, stock the fridge, and arrange cleaning before your return. Add these to your service agreement if you want a turnkey arrival.

Hurricane and flood readiness

Plan for storms even if you are away.

• Track season and act early. The season is June through November. NOAA’s seasonal outlook should prompt supply checks, vendor coordination, and a communications plan.
• Know your evacuation zone. Palm Beach County provides address‑level tools for surge and evacuation info. Save this resource and share it with your local contact. Check county flood and evacuation resources.
• Prepare the property. Maintain shutters or impact windows, secure outdoor furniture, and document belongings. Coordinate a local contact for last‑minute storm actions.
• Understand flood risk. Flood is not covered by a standard homeowner policy. If your home is in a high‑risk flood zone, lenders often require separate flood coverage. Look up your zone and coastal designations like VE or AE. Use Florida flood hazard map tools.

Insurance and vacancy essentials

Insurance is where small details make a big difference.

• Vacancy clauses. Many policies limit or exclude coverage if a home is unoccupied beyond a set period, often 30 to 60 days. Tell your insurer about your plans, consider a rider if needed, and keep documented home‑watch reports. Learn how vacancy affects coverage.
• Hurricane deductibles. In Florida, hurricane deductibles are often a percentage of dwelling coverage and apply per storm under policy terms. Know your number before the season.
• Flood coverage. Flood insurance is separate. Premiums depend on zone, elevation, and home specifics. If you have a mortgage in a high‑risk area, coverage is often required.

Smart home tools for peace of mind

A few affordable devices can shorten response time and reduce damage.

• Smart thermostat with humidity alerts. Keep A/C on and set higher to control moisture.
• Water‑leak sensors. Place them near water heaters, under sinks, behind the fridge, and by the washer. Consider an auto shutoff valve for added protection.
• Smart locks and exterior cameras. Use temporary codes for vendors and store video in the cloud. Verify your association’s rules on cameras and common areas.
• Monitored alarm system. Confirm who gets alerts when you are away and how vendors will be granted access.

Smooth return checklist

Make your homecoming easy and quick.

• Schedule a pre‑arrival clean and HVAC check. Ask your home‑watch vendor to pre‑cool the home.
• Walk the exterior. Look at rooflines, gutters, downspouts, and landscaping.
• Test systems. Run water at each fixture, flush toilets, cycle appliances, and check the water heater and A/C filters.
• Review your logs. File home‑watch reports, vendor invoices, and photos with your insurance documents.

If you’re buying or selling a coastal WPB home, or setting up a second residence, you deserve local guidance that is calm, discreet, and thorough. As neighborhood‑rooted advisors, The Don Moore Team can help you plan your seasonal setup, introduce vetted local vendors, and manage your transaction smoothly from afar.

FAQs

What should a seasonal homeowner in West Palm Beach do first?

• Start with utilities, mail holds, HOA notices, and a home‑watch arrangement, then schedule HVAC, pool, and landscape service and confirm insurance details and deductibles.

How do I set up City of West Palm Beach utilities for a seasonal home?

• Create or verify your Public Utilities account for water, sewer, stormwater, and sanitation, and enroll in paperless billing and autopay to avoid missed payments.

What does hurricane season mean for a part‑time WPB resident?

• Hurricane season is June through November, so line up storm shutters or impact windows, a local contact for last‑minute prep, and know your evacuation zone and plan.

Do I need separate flood insurance for a coastal West Palm Beach property?

• Yes, flood coverage is separate from homeowner policies, and lenders often require it in high‑risk zones; check your property’s flood zone and elevation before deciding.

How often should a vacant home in humid South Florida be checked?

• Weekly or biweekly checks are commonly recommended, with photo reports and time stamps; increase frequency after storms or if systems like HVAC or pools are older.

What should I ask a home‑watch company before hiring in WPB?

• Request a written scope and visit schedule, photo reporting, emergency authorization limits, pricing, proof of insurance, references, and clarity on hurricane preparation services.