Every other week
$185/month
Two visits a month
- Full inside & outside checklist
- Same-day photo report
- A call the same day if there's a problem
- Storm check available, $95
Home watch in Winter Park, FLAway for a week or a season,
your home is in good hands.
Whenever you're away, at any time of year, we check your house inside and out on a set schedule and send a photo report the same day. Every visit is made by one of us.
01
Two familiar faces
Every visit is made by Hannah or Andrew. No one else goes in unless you've agreed to it first.
02
Every visit documented
Time-stamped photos, temperature and humidity readings, and notes, in your inbox before the day is out.
03
A clear, honest scope
We check, we report, and we let your trades in. We don't do repairs, and we always tell you exactly what we did.
Why home watch
Florida is hard on an empty house, in any season.
You might be away for the summer, the holidays or a long work trip. It might be a second home, or a house waiting to sell or being renovated. Either way, a slow drip under a sink, an A/C that quits or a screen torn by wind does the most damage when no one is there to notice.
Home watch is someone you trust, looking in on a set schedule and writing down what they find. More about home watch in Winter Park.
- Hurricane season runs June 1 – November 30. Summer heat and humidity, winter cold snaps and spring storms each bring their own risks.
- Some insurance policies and HOAs have rules for unoccupied homes. Check yours. We'll keep the records.
The walkthrough
Every visit follows the same route.
Pick a part of the house to see what we check, and why it matters in Florida.
Exterior & roofline
- Walk the full perimeter, photographing each side
- Roofline, soffits and gutters, viewed from the ground
- Signs of pests, wasps or animal entry
- Irrigation running, no pooling or washouts
- Packages, flyers or anything that says "nobody's home"
Why it matters: storms can loosen tiles and block gutters long before anyone notices from inside.
Doors & windows
- Every exterior door and window checked locked
- Seals and sills for water intrusion
- Alarm armed and disarmed correctly, with codes stored securely
- Shutters or storm panels in the state you asked for
Why it matters: wind-driven rain finds weak seals. A damp sill caught early is a quick fix.
Kitchen
- Under-sink cabinet checked for drips and damp
- Run the taps to keep traps full and lines clear
- Fridge and freezer holding temperature
- Dishwasher and ice maker lines for leaks
- Pantry and counters for any sign of pests
Why it matters: a failed ice-maker line is one of the most common sources of slow, hidden water damage.
Bathrooms
- Flush every toilet and run every tap and shower
- Look for running toilets and stains around the base
- Check caulk, grout and the ceiling below upstairs baths
- Watch for mold or musty smells
Why it matters: unused drains dry out and let in sewer gas and insects. Running water every visit prevents it.
A/C & humidity
- Thermostat at your chosen setting, and the system cycling
- Indoor temperature and humidity logged on every report
- Condensate line and drain pan checked for overflow
- Filter condition noted, with a reminder when it's due
Why it matters: indoor humidity above about 60% can invite mold, especially in summer. A failed A/C is the risk we watch most closely.
Water heater & laundry
- Water heater base and pan for leaks or rust
- Washer hoses and the floor around them
- Know where the main water shut-off is, and use it in an emergency
- Dryer vent clear
Why it matters: a burst washer hose can release a lot of water in an hour. Knowing where the shut-off is makes all the difference.
Garage
- Garage door closed and secure
- Vehicles: visual check, and battery tender connected if you use one
- Signs of rodents, roaches or water
- Freezers and second fridges running
Why it matters: pests and water often get into the garage first.
Pool & lanai
- Water level and clarity, and the pump running
- Screen enclosure for tears or loose panels
- Furniture and loose items where you want them
- A note to your pool service if anything looks off
Why it matters: we're not a pool service, but we're often the first to spot when one has been missed.
The visit report
You'll know how the house is before dinner.
After every visit, whoever came to the house writes to you the same day: a short, warm letter with photos, the indoor temperature and humidity, and the full checklist room by room, with a PDF to keep.
Anything that needs attention is set out plainly: what we saw, what we did and the next step. If something is urgent, one of us calls you that day, so nothing is waiting for you when you get back.
- Same day
- after every visit
- Every room
- checked and noted
- Yours to keep
- for your insurer or HOA
The year at a glance
- Spring · Mar – May
Pollen and storms
Afternoon storms return and pollen settles on everything. We check gutters, screens and A/C filters, and watch for the first signs of pests.
- Summer · Jun – Aug
Heat and humidity
The hardest months on an empty house. We log indoor temperature and humidity on every visit and watch the A/C and drain lines closely.
- Storms · Jun – Nov
Storm watch
When a named storm approaches, we follow the plan we agreed with you. Once it's safe to travel, we check the house and report back.
- Winter · Dec – Feb
Cold snaps and holiday travel
A rare freeze can split an outdoor pipe or stress a pool pump. Holiday trips leave homes empty for a week or two. We look out for both.
Storm & hurricane protocol
When a storm is coming, you'll know what happens next.
Before a named storm we follow the plan agreed at your walkthrough and photograph the house. After it passes we check inside and out as soon as roads are safe and send a photo report. Post-storm checks are included on Weekly and Weekly Plus. How our storm checks work
Simple monthly plans
Month to month. No long contract.
Every plan includes the full checklist and a same-day photo report after every visit. Use them all year, or only when you're away.
Most homes
Weekly
$295/month
Every week, same day
- Everything in Every other week
- Post-storm check included
- Mail and packages brought in
- Humidity trend over time
Weekly Plus
$395/month
For homes that need a little more
- Everything in Weekly
- One extra visit a month included
- Up to 2 vendor let-ins a month
- Ready for your returnA/C set cool, water on, fridge checked, lights on, and a welcome-home note
- First in line after storms
Extras: additional visit $75 · vendor let-in $45 (up to 30 min) · first walkthrough free.
Who comes to your home
Hello, we're Hannah and Andrew.
We live in Winter Park and know its streets well. We started The Park Reserve for neighbors who are away, whether for a season, a holiday or a long work trip, and want to know their home is looked after. We make every visit ourselves, so the people checking your home are the people you met at the walkthrough.
Florida doesn't license home watch, so we'll never claim a license. We'll simply show you what we do.
Hannah and Andrew The Park Reserve
Questions
Good questions to ask anyone with your keys.
Do I need a licensed home watch company?
Florida doesn't license home watch, so be wary of anyone who claims a license. What matters is insurance, a bond, a background check and clear records. We'll show you ours as each one is in place.
Do you do repairs?
No. We inspect and report, shut off water in an emergency, and let your trusted plumber, A/C company or roofer in. We're happy to suggest local trades, but you choose and pay them directly.
How are my keys and alarm codes kept?
Keys are tagged with a code, never your name or address, and kept in a locked key safe with a sign-out log. We take alarm and gate details in person or by phone, never by email or web form. Keys come back to you within 7 days if you ever cancel.
What happens if you find a problem?
Anything urgent, like an active leak or a failed A/C, gets a phone call that day and the steps you've already approved. Smaller things are flagged in the report, with photos, so you can decide.
Which areas do you cover?
Winter Park only, for now. If you're just outside Winter Park, email us and ask. We keep our routes short so visits are never rushed.
Is there a contract?
No. Plans are month to month, with a simple written service agreement. Pause whenever you're home and restart when you next go away.
Do you only work with seasonal residents?
No. We look after homes all year: during summer trips, holidays and long work travel, second and vacation homes, and homes that are for sale or being renovated.
Will this satisfy my insurer or HOA?
Some policies and associations have rules for unoccupied homes, so please check yours. Our dated photo reports give you a clear record to share with them.
Begin with a walkthrough
Let's meet at the house.
A free walkthrough of about 45 minutes, with no obligation. We learn how you like your home kept, and you see exactly how a visit works.
- Emailhello@theparkreserve.com
- ServingWinter ParkJust outside? Ask us.
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