If your Southwest Florida home sits empty while you're away, a house watching service is usually the right fit. A house sitter makes sense when you want someone living in the home, and a property manager makes sense when you rent it to tenants. True North Home Watch explains the difference below so you can choose the right protection for your Naples, Marco Island or Bonita Springs home.
Key takeaways
- A house watching service inspects your empty home on a schedule and reports back. Nobody lives there.
- A house sitter stays in your home, which suits pets and short trips more than long seasons.
- A property manager handles tenants, leases and rent for homes that are rented out.
- For a seasonal home that sits empty for months, home watch gives the best coverage for the cost.
- Some owners combine services: home watch plus concierge for vendors, deliveries and arrival prep.
What does each service actually do?
What is a house watching service?
A house watching service, often called home watch, is a scheduled visual inspection of a home while the owner is away. The National Home Watch Association describes it as a visual inspection of a home or property, looking for obvious issues.
An inspector visits on a set schedule, walks the home inside and out, and reports what they find. At True North, that means a 24-point checklist and a timestamped photo report after every visit.
What is a house sitter?
A house sitter stays in or regularly occupies your home. Sitters are popular for pet care and short trips. The trade-off is that someone is living in your space, and overnight stays are usually billed by the night.
What is a property manager?
A property manager runs a rental. They find tenants, handle leases, collect rent and respond to tenant repair requests. Their focus is the rental business, not inspecting an empty home on your behalf.
How do they compare side by side?
| House watching service | House sitter | Property manager | |
|---|---|---|---|
| Best for | Empty seasonal or second homes | Pets, short trips | Homes rented to tenants |
| Someone lives in the home? | No | Yes | Tenants do |
| Scheduled inspections | Yes, weekly or every two weeks | Informal | Periodic, focused on the rental |
| Written checklist and photo report | Yes, after every visit | Rarely | Varies |
| Storm prep and post-storm checks | Often available | Rarely | Varies |
| Typical billing | Per visit or monthly | Per night or per day | Percentage of rent plus fees |
Each option has a place. The question is which problem you're trying to solve.
Which option fits your situation?
What if your home sits empty for the summer?
This is the classic case for home watch. Southwest Florida summers bring heat, humidity and storms. The EPA advises keeping indoor humidity below 60 percent, and a failed A/C in an empty home can push it past that without anyone noticing.
A house watching service checks temperature, humidity and A/C operation on every visit, so a problem can be caught early instead of months later. See how our home watch plans work.
What if you have pets or want the home lived in?
A house sitter makes sense here. Keep in mind that a sitter isn't the same as an inspector. If you want a documented check of the home's systems, you can pair a sitter with periodic home watch visits.
What if you rent your home to tenants?
You'll want a property manager to handle the rental side. Between tenants, when the home is empty, a home watch company can fill the gap.
What if you're away during hurricane season?
The Atlantic hurricane season runs from June 1 to November 30. If you're away during those months, look for a service with a real storm plan. True North's Hurricane Protection Package adds priority pre- and post-storm inspections with photo documentation for a flat fee per storm.
What about asking a neighbor to keep an eye on things?
Neighbors are wonderful, and a friendly one who notices a strange car is worth a lot. But a favor has limits:
- There's usually no written checklist, so things get skipped.
- Visits happen when it's convenient, not on a set schedule.
- There are no dated photos, so you have no record if you need one for an insurance claim.
- If something is missed, there's no accountability.
The Insurance Information Institute notes that many policies limit coverage once a home is vacant for a set period, often 30 to 60 consecutive days, and suggests having someone check the home weekly. A professional service with dated reports gives you a clearer record than a favor.
Can I combine home watch with other services?
Yes, and many owners do. Home watch covers the scheduled inspections. Concierge services handle the jobs that come up while you're away:
- Letting in an A/C technician, plumber or cleaner
- Supervising a furniture delivery or installation
- Stocking the fridge before you arrive
- Opening the home before your trip and closing it after
- Keeping your car or golf cart ready
At True North, concierge services start at $35 per half-hour, and the same team that inspects your home handles your requests. That means one trusted contact for the whole property.
What should I ask before hiring any of these services?
Whichever option you choose, the same questions protect you. Ask each person or company:
- What exactly will you do on each visit or stay? Can I see it in writing?
- How often will you be at my home, and how will I know you were there?
- What happens if you find a leak, a failed A/C or storm damage?
- Can you let in a plumber or A/C technician, and what does that cost?
- What's your plan before and after a hurricane?
- Can you show me a business license and proof of insurance?
- How do you store my keys, gate codes and alarm codes?
A professional house watching service should answer every one of these without hesitation. If the answers are vague, keep looking. For a deeper list, see our guide on how to choose a home watch company in Naples.
Also think about how each option is billed. House sitters are usually paid by the night, which adds up over a long season. Property managers typically take a share of rent plus fees. Home watch is billed per visit or per month, which is usually the most predictable way to protect a home nobody is living in.
What's the bottom line?
If nobody lives in your home while you're away, a house watching service gives you the most protection for the cost. You get a trained inspector, a written checklist and proof after every visit. Add concierge for the jobs in between, and add storm protection if you're away during hurricane season.
Most of all, you get peace of mind knowing someone is checking your home the way you would.
Not sure which service you need?
Tell us about your home and your travel schedule. We'll recommend the simplest plan that covers it.
Get a Free Quote Call (239) 301-8657What do owners ask about home watch, sitters and managers?
Can I switch from a house sitter to home watch mid-season?
Yes. Home watch can start any time. A walkthrough lets the inspector learn your home's systems, shut-offs and special instructions before the first visit. True North Home Watch can usually set up a plan quickly, and your first photo report gives you a clear baseline of the home's condition.
What is a house watching service?
A house watching service, also called home watch, sends a trained inspector to check your empty home on a set schedule. The inspector looks for leaks, A/C problems, humidity, pests, storm damage and security issues, then reports back. Nobody lives in the home, and you're not paying for overnight stays.
Is a house sitter cheaper than home watch?
It depends on how long you're away. A house sitter who stays in your home is often paid per night, which adds up over a long season. Home watch is usually billed per visit or per month. For a home that sits empty for months, home watch is typically the more practical choice.
Do I need a property manager for my Naples second home?
You need a property manager if you rent your home to tenants and want someone to handle leases, rent collection and tenant issues. If your home sits empty while you're away and nobody rents it, home watch is usually the better fit because it focuses on inspecting and protecting the home.
Can a home watch company let contractors in?
Many can. True North Home Watch offers vendor access and delivery supervision at $35 per half-hour with a one-hour minimum. We meet your contractor, stay while they work and secure the home when they leave, so you don't have to fly back.
Is a neighbor good enough to watch my house?
A neighbor can be a great extra set of eyes, but a favor rarely includes a written checklist, a fixed schedule or dated photos. If something is missed, there's no report and no accountability. Many owners keep a friendly neighbor and a professional home watch service.
How often should a house watching service visit?
Every two weeks or every week is common. Weekly visits make sense in summer and during hurricane season, when humidity and storms move fastest. Ask your insurance agent whether your policy has any requirements for unoccupied homes.