What Happens to Your Verrado Home When You Leave for the Summer?

You've spent the winter in Verrado.

You've golfed in January.

You've eaten dinner outside in February.

You've sent enough sunny patio pictures to your friends in Washington that they've probably muted your text thread.

And then May arrives.

Washington starts getting beautiful again, and you're ready to head home. And if you’re like me, it’s time to plant veggies in the garden and buy beautiful hanging baskets.

So you pack your suitcase, lock the front door and leave your Arizona house until fall.

Easy.

Except...

What happens to your house while you're gone?

This is one of the most important—and least glamorous—parts of owning a second home in Arizona.

Because your house doesn't go on vacation when you do.

The air conditioner still needs to run.

The landscaping still needs water.

The pool still needs service.

And when it's 110 degrees outside, a small problem can become a much bigger one if nobody notices it.

The good news?

Thousands of seasonal Arizona homeowners do this every year.

You simply need a plan.

You Can't Just Turn Off the Air Conditioner

Let's start with the big one.

If you're from Washington, your instinct might be:

"We're not going to be there. Why would we cool an empty house?"

Because Arizona.

Your air conditioner is protecting more than your comfort.

Extreme indoor temperatures can affect furnishings, electronics, cabinetry, flooring and other parts of the home.

So while you probably won't keep your vacant home at the same temperature you would while you're living there, you generally don't want to simply turn off the cooling system and hope for the best.

The right temperature setting will depend on your home, equipment and circumstances, so this is something I'd discuss with your HVAC professional.

And before you leave for an extended period?

Have the system serviced.

The middle of an Arizona summer is not when you want to discover that your air conditioner needed attention.

Especially when you're 1,400 miles away.

Get a Smart Thermostat

If I were setting up a second home in Verrado today, remote access to the thermostat would be very high on my list. And believe me we use ours all the time. 

A smart thermostat lets you monitor your home's temperature from Washington.

If something changes dramatically, you know.

If the system isn't cooling properly, you know.

And before you fly back to Arizona in October, you can adjust the temperature so the house is comfortable when you walk through the door. We love this!

It's a relatively simple piece of technology that can provide a lot of peace of mind.

But don't stop there.

Water Is One of the Things I Worry About Most

A house can be empty and quiet while a small leak is doing a tremendous amount of damage.

That's why I love the idea of smart leak detectors for second homes.

Place them near areas where water problems could occur:

• Water heater
• Washing machine
• Sinks
• Toilets
• Refrigerator
• Other vulnerable plumbing areas

Depending on your setup, you may also consider a smart water-monitoring or shutoff system.

The goal isn't to turn your home into a spaceship.

It's to make sure your house can tell you when something is wrong.

Should You Turn the Water Off?

This is a great question—and not one I'd answer with a blanket yes or no.

Your particular house may have systems that require water while you're away.

Your irrigation system may be separate.

A pool may have an automatic fill.

Appliances and plumbing configurations vary.

So rather than following a generic vacation-home checklist from the internet, talk with the appropriate local professionals about your particular property.

What we want is a deliberate water plan.

Not:

"I think we turned that valve off..."

while you're boarding the plane in Seattle.

Your Landscaping Still Needs You

Well, maybe not you.

But it needs somebody.

Arizona landscaping may look low maintenance compared with a lush Washington yard, but low maintenance doesn't mean no maintenance.

Your irrigation system needs to function.

Plants need appropriate watering.

Weeds appear.

Drip lines can clog or break.

And things can happen during monsoon season. In fact we went down to Verrado for a quick weekend and had major dirt to clean up outside after two monsoons and a haboob.

If you're going to be away for months, have a reliable landscaping service or local person keeping an eye on things.

I also like low-maintenance landscaping for second-home buyers for exactly this reason.

Your backyard should be somewhere you enjoy.

Not something you spend the entire summer managing from Washington.

And Yes, the Pool Still Needs Service

Remember our conversation about whether you need a private pool?

Here's the other half of it.

Your pool doesn't know you're gone.

It still needs circulation.

Chemicals need to stay balanced.

Water levels need attention.

Equipment needs to operate.

And someone needs to notice if something stops working.

If you're leaving for the summer, this isn't the time to say:

"We'll deal with the pool when we get back."

Have a reliable pool service in place before you leave.

And make sure you know who they're calling if they discover a problem.

Monsoon Season Happens While Many Seasonal Owners Are Away

This is something Washington buyers may not think about initially.

Arizona's monsoon season occurs during the summer—the exact time many seasonal residents are back home.

That can mean thunderstorms, high winds, blowing dust and heavy rainfall.

You may be sitting outside on a beautiful July evening in Skagit Valley while something very different is happening at your Verrado house.

That's another reason cameras, neighbors and a local home-watch plan can be so valuable.

You don't want to learn about a problem two months later when you return.

Pest Control Doesn't Take the Summer Off Either

It's the desert.

There are bugs.

And other little creatures we'd prefer remain outdoors.

Routine pest control is something many Arizona homeowners use throughout the year.

If the house will sit mostly vacant, I especially want a plan in place.

Because there's nothing quite like returning to your Arizona home after several months away and discovering that something else decided to move in while you were gone.

What About Your Refrigerator?

This is one of those surprisingly debated second-home questions.

Do you empty it?

Leave it running?

Turn it off?

If you're leaving it on, remove anything perishable and anything you wouldn't want to discover after a four-month absence.

If you're turning appliances off for an extended period, follow manufacturer recommendations and make sure you understand the proper process.

Personally, I think the broader lesson is more useful:

Go room by room before you leave.

Don't try to remember everything from the driveway.

Create a “Leaving Arizona” Checklist

This is something I would absolutely do as a second-home owner.

Not a checklist you recreate every spring.

The same checklist every time.

You might include things like:

• HVAC serviced
• Thermostat set appropriately
• Leak detectors checked
• Water plan confirmed
• Pool service scheduled
• Landscaping service scheduled
• Pest control scheduled
• Refrigerator cleared of perishables
• Trash removed
• Windows and doors locked
• Patio furniture secured
• Outdoor items stored or secured
• Mail and deliveries handled
• Garage door checked
• Vehicles prepared
• Security system activated
• Cameras checked
• Emergency contacts confirmed
• Home-watch schedule arranged

Then save it on your phone.

Every time you leave for an extended period, work through the same list.

Second-home ownership gets much easier when you stop relying on memory.

What Do You Do With Your Car?

If you're planning to leave a vehicle in Arizona, add that to your summer plan too.

A car sitting for several months in Arizona heat has its own needs.

Think about the battery, tires, fuel, insurance and where the vehicle will be stored.

If it's going to stay in the garage, that's another reason monitoring the temperature inside the home and garage can be useful.

And if you're considering leaving a golf cart?

That needs its own storage and battery plan as well.

The common theme here is simple:

Anything you're leaving behind needs a plan.

Smart-Home Technology Is Your Friend

If you're buying a second home today, technology can make managing it from another state dramatically easier.

Depending on your comfort level, you might consider:

Smart thermostat
Monitor temperature and HVAC performance.

Leak sensors
Receive alerts if water is detected.

Smart water shutoff
Depending on the property, potentially detect unusual water usage and respond remotely.

Security cameras
See what's happening around the property.

Video doorbell
Know when someone approaches the house or a package arrives.

Smart locks
Give temporary access to a home-watch professional or service provider without hiding keys.

Garage-door monitoring
Check whether the garage is open or closed.

None of this replaces a human being.

But it makes that human being much more effective.

Which Brings Me to the Most Important Thing: Have a Local Person

This is probably my strongest recommendation.

Someone local should be able to physically check your property.

That might be a professional home-watch service.

It could be a trusted neighbor.

It might be another arrangement that works for you.

But I don't love the idea of leaving an Arizona house unattended for four or five months and assuming technology will handle everything.

A camera can show you that something looks wrong.

It can't walk into the house and investigate.

A leak detector can alert you.

It can't call the plumber and let them through the front door.

A smart thermostat can tell you it's getting warmer inside.

It can't diagnose your air conditioner.

Have someone nearby who knows:

where the shutoffs are,

who your service providers are,

how to reach you,

and what they're authorized to do if something goes wrong.

That person is worth their weight in gold when you're in Washington.

Give Your Local Contact an Emergency List

Before leaving, create a simple document with:

Your contact information.

HVAC company.

Plumber.

Electrician.

Pool company.

Landscaper.

Pest-control company.

Insurance information.

HOA contact information.

Security company.

Any other relevant service provider.

Also explain how to access the home if necessary.

The goal is that if something happens on a Saturday afternoon in July, nobody is trying to figure out who serviced the air conditioner last year.

Tell Your Insurance Company How You Use the Property

This isn't a particularly exciting item, but it's important.

Insurance coverage can have conditions related to occupancy and extended vacancy.

Don't assume.

Tell your insurance professional how you're actually using the house:

“This is our second home. We may be away for several months during the summer.”

Then ask what they require or recommend.

That's a much better conversation to have before a loss than after one.

What About Mail and Packages?

This sounds minor until there's a pile of packages sitting outside your front door announcing:

HELLO, NOBODY IS HOME.

Manage your mail.

Pause deliveries.

Update subscription shipments.

Ask someone to collect anything unexpected.

And use your video doorbell or cameras to monitor the front of the property.

Little systems make a big difference.

Don't Forget the Patio

Before you leave, walk outside.

What could blow away?

Umbrellas?

Cushions?

Lightweight furniture?

Decorations?

Planters?

Arizona summer storms can bring significant wind.

Secure or store anything that could become a problem while you're gone.

That gorgeous patio should still be gorgeous when you come back.

What Should You Do the Week Before You Leave?

If I were preparing my Verrado home for several months away, I wouldn't wait until departure morning.

I'd start a week ahead.

Confirm the pool service.

Confirm landscaping.

Confirm pest control.

Have the HVAC checked if needed.

Test the smart-home devices.

Replace batteries.

Talk with the person watching the house.

Clear perishables.

Secure outdoor items.

Then on departure day, you're simply working through your final checklist.

You're not frantically Googling:

"What temperature do snowbirds leave their Arizona house at?"

from the airport.

Here's the Goal: Leave Without Worrying

This is what all of these systems are really buying you.

Peace of mind.

When you're back in Washington enjoying summer, I don't want you wondering:

"I hope the AC is still working."

I want you to look at your phone and know the temperature.

I don't want you wondering whether the pool turned green.

I want you to know someone serviced it Tuesday.

I don't want you wondering whether last night's storm damaged anything.

I want someone who can check.

That's how a second home stays enjoyable instead of becoming another job.

A Second Home Needs a Second Set of Systems

This may be one of the biggest lessons of owning homes in two states.

You aren't simply buying another house.

You're creating another household.

It needs service providers.

Routines.

Technology.

Emergency contacts.

A leaving checklist.

A returning checklist.

And a few people you trust.

Once those systems are established, seasonal ownership becomes dramatically easier.

Don't Let Summer Maintenance Scare You Away

I know this article is basically 2,000 words of things that can potentially go wrong.

So let me say this:

People successfully own seasonal homes in Arizona every single year. We do it and have been for almost three years!

This isn't meant to scare you.

It's meant to remove the mystery.

When my Washington buyers start thinking about a second home, I don't want them discovering all of this after closing.

I want us talking about it while we're touring houses.

How easy will this yard be to maintain?

How old is the HVAC system?

Does this house have smart-home features?

What does the pool require?

Is this a good lock-and-leave property?

Those questions can actually influence which house we buy.

Because for a second-home owner, ease matters.

Buy a House You Can Leave

That's one of the criteria I think Washington buyers should add to their Verrado wish list.

Not just:

How many bedrooms?

Does it have a pool?

Is there a view?

How close is the golf course?

Also ask:

How easy is this house going to be to own when I'm not here?

That question might lead you toward a smaller yard.

Newer HVAC.

Low-maintenance landscaping.

A community pool instead of a private one.

Smart-home technology.

Or a neighborhood where you quickly build relationships with people who look out for one another.

Those aren't compromises.

They're part of choosing the right second home.

Thinking About a Second Home in Verrado?

If you're beginning your research, start with my Complete Guide to Buying a Second Home in Verrado from Washington.

Then explore When Is the Best Time to Buy a Home in Verrado?

If you're 55+, read Verrado vs. Victory at Verrado: Which Community Is Right for You?

If you're deciding what type of home to buy, I've compared New Construction vs. Resale Homes in Verrado.

You'll also want to understand What It Really Costs to Own a Second Home in Verrado and decide Whether You Really Need a Private Pool.

I'm Tammy Cannon, a real estate agent licensed in both Washington and Arizona. I specialize in helping Washington buyers explore second-home opportunities in Verrado—and that means thinking about how the house works when you're not there, too.

If you're planning a Verrado home-shopping trip, let's find a home you love coming back to—and one you feel comfortable leaving.

Because the best second home isn't just easy to enjoy. It's easy to own. Send me a DM on Instagram @thetammycannon and ask your questions. I’m happy to help and often share about how we are living this lifestyle.