Management handles the roof, the halls, and the elevators. The A/C, the water heater, the supply lines, and the lanai stay yours. Avalon walks through your unoccupied Fort Myers condo on a set schedule and sends a time-stamped photo report the same day.
I spent more than 20 years handling property losses as a licensed Florida insurance adjuster, and a large share of the condo files were water. The pattern rarely changed: the owner was out of state, the unit had been closed up for months, and the water had been running or wicking for weeks before anyone opened the door. A scheduled walk-through with photographs does not change what water does. It changes how long an empty unit goes unseen. That is the entire reason condo watch exists, and it is why I built Avalon around documented visits instead of promises.
Your association maintains the structure and the common areas. As a general rule, everything from the interior walls in belongs to you: the air handler, the water heater, the supply lines under the sinks, the washer hoses, the appliances, the lanai. Nobody on the building staff is opening your door while you are gone, and they are not supposed to. When the unit sits closed from May through November, those systems sit with it. Our job is to be the person who walks through on a schedule, photographs the unit, and puts what we observed in writing the same day.
Stacked buildings add a problem single-family homes do not have: neighbors overhead. Water moves down through shared plumbing stacks, wall cavities, and ceilings, so a failed line two floors up can reach your unit even with your own main valve shut off. Shutting your main off when you leave is still the right move, but it only addresses your own lines. On every visit we look at ceilings, walls, and floors and photograph what we see, so you hold a dated record of the unit's condition, visit after visit. If you ever need to document a claim, that file of time-stamped reports is the paperwork I spent two decades wishing owners had.
The other quiet failure is air conditioning. A sealed condo in Fort Myers summer humidity does not hold steady when the A/C quits; heat and moisture build fast in a closed unit. On every visit we note the thermostat reading and the general condition of the interior, and it goes into the report with photographs. Before a named storm we handle storm prep from $400 per named storm: shutters where the building allows them, lanai furniture moved inside, loose items brought off the balcony. Departure and arrival prep are available as well, so the unit is put away when you leave and opened back up before you land.
Access in a condo building takes coordination, and we keep it discreet. Every building has its own procedures for keys, fobs, and owner authorization, and we follow yours, working with the front desk or management office as needed. Visits are $75 each, weekly, bi-weekly, or tri-weekly, billed only during the months the unit is unoccupied. Homeowner-owned water leak sensors can be set up as a quiet backup between visits, all-in from $150 to $250, and if something in a report needs a follow-up trip, emergency response starts at $95. Setup is remote by phone, text, or email, and I am background checked and fingerprinted through the State of Florida and the FBI.
Your exact plan is confirmed in writing before we begin. Most clients set everything up by phone, text, or email, no in-person meeting required. See the full services menu.
Building management and the association look after the common areas and the structure: the roof, the exterior, the hallways, the grounds. Everything inside your unit, including the A/C, water heater, supply lines, and appliances, generally remains the owner's responsibility, and nobody on the building staff is walking through your unit while you are away. Avalon Home Watch fills that gap with scheduled visual observation of the unit itself, documented with a time-stamped photo report after every visit.
An Avalon condo watch visit is a full walk-through of the unit. We observe and photograph the thermostat and A/C, the water heater, the areas under sinks, the ceilings and walls, the appliances, and the lanai, and we note anything that looks different from the last visit. A written, time-stamped photo report is delivered the same day by email, text, or homeowner app. Visits are $75 each, on a weekly, bi-weekly, or tri-weekly schedule, billed only during unoccupied months.
Every building runs differently, and Avalon coordinates access according to each building's own procedures. Some Fort Myers associations ask for written owner authorization or a key on file with the front desk, and we handle that with you during setup, which is done remotely by phone, text, or email. Founder Paul Gunderson is background checked and fingerprinted through the State of Florida and the FBI.
Tell us about your home and how often you are away. We will build a service routine and a schedule that fits, all by phone, text, or email.
239.789.6528