Closing Up Your Arizona Home for Summer: Snowbird Checklist

Closing up an Arizona home for summer comes down to five jobs: set the AC to protect the house, manage the water, get ahead of pests and dust, handle your mail through USPS, and tell the right people you are gone. Your HOA, insurance agent and a home watch service fill in the rest.

I walk sellers and repeat buyers through this list every spring before they head north. It is general homeowner guidance, not a product endorsement, and it does not replace your HOA rules, your insurance policy or advice from a licensed contractor who has seen your home.

AC and indoor climate

Summer heat is hard on a closed-up house, so most owners leave the AC running at a higher setting rather than off. Salt River Project's home energy guidance says to set the thermostat at 80 to 85 degrees before you leave on a trip, or 78 to 80 if a pet is staying home. That is a reasonable starting point, but your equipment, insulation and insurance terms may call for something different, so ask your HVAC technician what fits your system.

• Have the HVAC serviced in spring and put in a fresh filter before you go.
• Keep supply and return vents clear of furniture and boxes.
• Confirm the condensate drain line is clear, so a clog does not turn into a water stain on the ceiling.
• If you use a smart thermostat, SRP notes you can adjust it from the road and precool the house before you return. Set up temperature alerts to go to you and your home watcher.

Water and plumbing

Water damage is the summer surprise I hear about most.

• Many owners shut off the main water valve when they leave. Ask your plumber whether that works for your home, especially if your irrigation or a softener runs off the same line.
• For the water heater, SRP suggests turning off the circuit breaker on an electric unit or the gas valve on a gas unit. When you return, restore power or gas and run a hot water faucet until the tank is full.
• If the irrigation stays on, check the timer and look for broken emitters so you are not flooding one planter all summer.
• Show your home watcher where the main shutoff is, and leave a written note with it.
• Ask someone to check for leaks and roof stains after big storms.

Pests, dust and the exterior

The National Weather Service treats June 15 through September 30 as Arizona's monsoon season, which is most of the time a typical snowbird is away. Dust, wind and heavy rain all find their way into an empty house.

• Schedule pest service with a licensed provider and ask what they suggest for a vacant summer home.
• Seal gaps around pipes, doors and garage weatherstripping, and replace worn door sweeps.
• Clean the kitchen and pantry thoroughly. Crumbs and open food draw pests.
• For the refrigerator, SRP suggests a slightly warmer setting, and jugs of water help it hold a steady temperature. If you empty and unplug it instead, follow the manufacturer's directions.
• Unplug small electronics and chargers you will not need.
• Clear roof debris and make sure downspouts and grading carry water away from the foundation. Your roofer can tell you what your roof type needs.

Mail and deliveries: USPS hold and forwarding rules

Pick the USPS option that matches how long you will be gone. These are the rules USPS publishes on usps.com:

• Hold Mail: for short trips only. A hold runs at least 3 days and no more than 30, and you can request it online up to 30 days ahead. If you need more than 30 days, USPS points you to its forwarding services.
• Temporary change of address: for anyone relocating for 15 days up to 1 year. First-Class Mail and Priority Mail are forwarded free. Some mail is not forwarded, including some marketing mail and certain sensitive items such as ID and credit cards. The online request includes a small identity-verification fee.
• Premium Forwarding Service Residential: a paid weekly service. Your local Post Office bundles your mail and ships it to you by Priority Mail, usually on Wednesdays, with a tracking number every week.

Mail that does not get forwarded will still show up at the house, so arrange for someone to collect anything that does. Pause newspapers and recurring package deliveries too. A stack of boxes at the door tells everyone the house is empty.

HOA notices and access

• Read your CC&Rs and rules. Some communities ask owners to register seasonal absences or name an emergency contact. Call the HOA office if you are not sure.
• Update gate codes and guest-entry lists for your home watcher, pest service and landscaper.
• Ask how the HOA handles violation notices while you are away, and make sure they have an email or phone number that reaches you.
• Do not leave a spare key under the obvious rock. Give one to the person you trust.

If you are in a 55+ community, my Arizona 55+ living hub has community-by-community pages. Many of those HOAs are used to seasonal owners and have their own routines.

Home watch services in general terms

A lot of snowbirds hire a home watch service for regular walk-throughs, leak and AC checks, and visits after storms. I do not endorse any company on this page. When you interview a few providers, ask:

• What do they check on each visit, and how often do they come?
• How do they report (photos, written notes, app)?
• Do they have gate and HOA access arranged?
• What happens in an emergency, and who do they call first?
• Do they carry insurance, and can they show proof?

Call your homeowners insurance agent as well. Some policies have conditions for a home left unoccupied for long periods, and the agent can tell you what yours requires.

Ordinary security habits

Keep it simple. Make sure every lock works, put interior lights on timers if you like them, keep valuables out of sight and choose one trusted contact to get alerts. Wait until you are back to post vacation photos.

If you plan to sell while you are gone

A vacant summer listing can still show well if the home is clean, cooled for showings and easy to access. Tell me before you leave so we can plan photos, lockbox rules and landscape care around your travel dates. If you are thinking about a smaller lock-and-leave place next, see my guide to 55+ condos in Phoenix and my downsizing guide.

Coming back in the fall? Use the companion checklist: opening an Arizona home for winter.

Questions buyers ask

What thermostat setting should I use while I am away for the summer?
SRP's guidance is 80 to 85 degrees while you are away, or 78 to 80 if a pet stays home. Your HVAC technician can confirm what works for your equipment and your insurance.

Can USPS hold my mail all summer?
No. Hold Mail tops out at 30 days. For a longer absence, USPS points you to a temporary change of address (15 days up to 1 year) or Premium Forwarding Service Residential.

Should I turn the water off when I leave?
Many owners do, but check with your plumber first, especially if irrigation or a softener depends on that line. Your HOA may have guidance as well.

Do I need a home watch service?
Not every HOA requires one, but many seasonal owners use one. Ask your insurance agent about any rules for unoccupied homes, and interview more than one provider.

Does my HOA need to know I am gone?
Some communities ask for seasonal registration or an emergency contact. Your CC&Rs and the HOA office have the answer.