Our Homewatch motto is “fix small problems before they become big ones”. Fixing small problems before they become big ones is what we do on every homewatch visit to your property. Even if we have to enter your home after you have gone on holiday and it looks as though no one has been! The reasons for a home watch service are too high to be left to “cues” that remind us of something or other that we might have forgotten.

When a home is left empty small problems can quickly grow into larger problems. A leaky sink that drips slowly, a clogged drain, a tripped circuit breaker, an open window: all of these issues can cause serious damage before you even know that there was a problem. If you are not present in the home while you are away, you may never know that there was a problem until it is too late.

Home watch services are generally not to rely on ‘cues’ or memory of previous problems. Home watch is best conducted with a strict set of checklists for an effective property access visit. Yes it can be so boring and administrative at times but this is so important.

We explain what you need to check in each room of your home, followed by the systems, equipment and alarms, before explaining the importance of documentation of any problems and when these need further monitoring for insurance purposes and problem avoidance.

So you’re thinking that someone could do all this for you and your Athens House? Yeah we do that too for people who need someone to make sure their stuff is ok while they are on holiday or otherwise not in Greece and can’t check themselves. homewatchathens.com

Why Checklists Matter: Insurance and Prevention

First, a checklist formalizes homewatch access to your home in a consistent and organized manner. It serves several important purposes.

1. Prevention is about consistency, not luck

Most major property damages start with something small:

  • A drip under a sink
  • Condensation/humidity building up in a several corners
  • A balcony drain partially clogged
  • Fridge has stopped cooling after a power blip
  • A window left slightly open during a storm

You can’t reliably ‘identify’ problems with casual inspections around a property: you need to establish a set of checks that you complete on each visit.

2. Insurance risk increases when a home isn’t attended

Insurance policies relating to Greek property typically include conditions regarding occupancy, maintenance and reporting. Typical questions that property insurance providers may ask with regard to neglect include:

  • When was the property last checked?
  • How long has this been going on?
  • Neglect here was preventable?

Documenting all findings (including photos and the time when they were taken) during a structure-walk provides the best proof that the property is being monitored and not neglected.

I talk more about this in another post on Greek property insurance.

3. A checklist protects the owner, not the service provider

An inspection proof of visit is an inadequate shield to protect the property. The main objective of home watch is to protect the asset. A well-structured checklist avoids most human errors, provides the most accurate description of the condition found and facilitates follow-up actions.

The home watch service differs from the traditional property management service in that the former includes regular inspections, reports of findings, a bid to prevent damage from occurring and an escalation policy should something go wrong. Here is a link to explain further.

Room-by-Room Checklist

A more detailed example would depend on many factors (e.g. apartment vs villa, years old etc), but essentially we would be working off a room by room checklist and adapting to findings.

Kitchen

Water & moisture

  • Check under-sink cabinet for leaks, dampness, mould smell
  • Inspect visible joints in pipes and valves and flexible hoses.
  • Check around connections for dishwashers if installed
  • Look for any signs of swell in the wood of the cabinetry, or for any signs of warping in any of the wooden surfaces.

Appliances

  • Has the Fridge/Freezer been left switched On and is it working correctly (sound providing). We also check door seals for signs of deterioration.
  • Check for any pooling of water from the Fridge / Freezer.
  • Check that the oven, range top and broiler are switched off and safe.
  • Check the extractor hood and filter area for any sign of old grease etc if property has been vacated for long period.

Surfaces + pests

  • Look for signs of ants, roaches, and/or droppings, in corners, underneath appliances etc. in all food storage areas, which will have been left for some time.
  • Check the food storage areas for any leftovers that may have rotted and will be attracted by pests.
  • Confirm that windows, sills, and seals close fully

Electric safety

  • Any signs of damage, discoloration or scorch marks to appliances plugged into the kitchen sockets? Are there any kitchen circuit breakers that have tripped and cannot be reset?
  • Note if any kitchen circuit breakers have tripped (common for surge from appliances).

Bathrooms

Bathrooms are often the biggest risk area for home watch as they have the potential for hidden leaks which can spread quickly to affect surrounding walls and floors. In some cases leaks can even penetrate to adjacent apartments.

Plumbing

  • Flushing the toilet to check if it is continuously running and ensuring it will refill properly.
  • Check around the bottom of the toilet for any signs of seepage or staining.
  • Check under the sink of each sink to see the water drains from the pipes quickly. Check for moisture, odour of mold, and signs of corrosion of pipes.
  • Check how quickly water is drained from the shower/tub and check for any signs of wear on seals.

Water pressure and hot water

  • Is there hot water? (This can be especially important if the house is empty for more than a few days).
  • Check for any unusual behavior such as sputtering or discoloration which can be an indication of air or even sediment in the pipes.

Ventilation and humidity

  • For example, inspect for peeling paint or black spots that may indicate moisture has penetrated to the ceiling surface, particularly in interior living areas.
  • Check that the exhaust fan runs (if it is provided).
  • Check for mustiness (especially a “close” bathroom without outside exposure).

Safety

  • Also check for any cracks in the tiles or for any fixtures that are loose and could become a problem and even cause injury as they fall further.
  • Be sure to check the edges of the floors for any signs of water to have flowed there.

Living Areas

Many living rooms experience unusual environmental events that go unnoticed by home owners while they are away such as unusual high humidity, drafts, variations in electricity supply and signs of break-ins.

Windows and doors

  • Check if the locks latch down completely.
  • Inspect sealers between doors and walls for missing areas or signs of recent forceful entry into the property even through the sealer itself.
  • Check for water marks on the frame of windows and doors which could indicate wind driven rain getting into the building.

Walls, ceilings, floors

  • Ceilings: Look for faint musty stains or “shadow” patches on the ceiling that could indicate previous small leaks.
  • Inspect walls for signs of humidity such as marks or speckled weevil mold especially in the corners.
  • Search for damage to the floor surface which could appear as ‘bubbling’ in particular around the area of the balcony doors and outside walls.

Electrical

  • Ensure the main light switch operates to provide a reasonable level of light.
  • Look for lights that rapidly switch between being fully on and off, this usually indicates a wiring problem or a building supply issue.
  • Look for tripped breakers in the main panel.

Air Quality

  • Just smell the place, immediately for damp.
  • Inspect soft furnishings, rugs etc. for signs of dampness (feel).

Security

  • All of the alarms (if fitted) should be functioning correctly.
  • Check that visible mains powered cameras or sensors are operational (if owner has utilized these in the building).

Bedrooms

The Bedrooms are intended to be “quiet rooms” and will announce any problems with humidity and pests first by showing signs of their development.

Humidity, and ventilation

  • This could be behind a wardrobe and show up as black or white patches on the wall.
  • Inspect exterior corners of walls and look for any darkening or stresses in the paint.
  • Check windows close very well and latch completely.

Bedding and textiles

  • Look for damp smell in the linens of the bed or any part of the mattress.
  • Insect trails on bedding & textile and small stains with odor of insect excreta.

General Condition

  • Check that there are no unusual cracks appearing around the frames of windows etc.
  • Also make sure that the floor space close to the outside of the walls isn’t uneven or soft.

Balconies/Exterior

Drainage

  • Drainage of balcony / exterior areas (check for leaves, dust, dirt, etc.).
  • Check water is coming into places it should not i.e. there is standing water, or there are new damp patches etc.
  • Drainage check: Check that water flows out of the space (and not back in) and runs down to the outside drain and not towards the interior door.

Doors and frames

  • Look at threshold for water ingress
  • Look to see if the door seals and door tracks require a clean as dirt can stop them from closing properly.

Railings and safety

  • Ensure railings feel secure
  • Rust or corrosion especially near the coastline!

Exterior signs

  • Loose items such as broken tiles etc., have been left outside possibly to prevent damage from strong winds, check them though.
  • Check shutters are secure

This post has been updated in light of our experience of the Ellinikon, Glyfada, Vouliagmeni and Vari corridors. An example of how we would carry out owner focused property inspections in this area is here.

Systems Checklist: Plumbing, Electric, HVAC

Room checks discover visible problems but a systems check up reveals much more costly problems hidden below the surface.

Plumbing

  • Check the water heater for signs of leakages, rust etc.
  • Inspect visible shutoff valves for corrosion seepage etc
  • Run water from a number of the Home’s faucets for a short period of time to verify proper flow and pressure.
  • Odour from sewer near drains (may indicate dry traps, no ventilation etc).
  • Look for signs of water hammer (pipes banging) when cuts off taps etc.

There are potential “minor” leaks that could be allowed to persist for days in an empty property and detected by a system check. They could cause damage to floors, walls, ceilings and furniture and be revealed by signs such as damp skirting boards, swelling of wood and staining.

A ‘minor’ leak can run for days in an empty home. A system check by a checklist-based system is how you identify it early.

Electrical

  • Check main panel for any tripped breakers
  • Check that the circuits for essential services such as fridge, boiler, and basic lighting are operating properly.
  • Burning smell or warm to the touch outlets (rare but responsive)
  • All surge protectors in place / working

A repeated tripping of a breaker may require a more serious investigation by an electrician.

HVAC (air conditioning and ventilation)

  • Run temporary short cycle to confirm all units operate (cooling/heating cycle reaction).
  • Check condition of the air filters (visible in accessible locations, note blockages that may effect operation of the humidity control system).
  • Water leak from condenser of indoor air-handling unit (drainage should be easy to check).
  • Outdoor unit intact (where visible or accessible)
  • Stale smell from the AC when it is operating (mold in the duct work or inside the unit).

In the case of Athens, interest for a property owner may be to monitor for humidity in order to prevent mold in vacant units.

This Is What We Document: Photos and Timestamps

A home watch visit will provide evidence of your attendance at the property. The documentation produced will be useful in:

  • tracking condition over time
  • proving that you actually did check
  • supporting maintenance decisions
  • making the insurance conversation easier if something goes wrong

What gets caught

  • Entry confirmation (timed and upon arrival)
  • Key areas (kitchen, bathrooms, family rooms, bedrooms)
  • Risk areas such as locations under sinks, the boiler area and the main electrical panel.
  • Balcony drains and exterior thresholds

What good documentation looks like

  • Photos of issue and where it is found, useful for future reference.
  • Notes carried out during the investigation which detail severity of defect and assumptions made as to cause.
  • Date and time clearly recorded against the report of the inspection.

When a Finding Needs Escalation

A home watch checklist should not induce fear. What’s scary, and why, should be clearly explained. We’d note that most things are minor and have been described calmly. The reason for an escalation is that an issue needs to be addressed quickly, is developing fast, or could cause serious problems if it’s not addressed immediately.

Escalation triggers: emergency

  • Active water leak (anywhere)
  • Standing water (e.g. on a balcony) that could potentially leak inside.
  • Electrical burning smell, sparking, tripping breakers off
  • Break-in signs, forced entry, missing property, etc.
  • Strong sewage smell (possible toilet drain failure)
  • Rapidly spreading mold or water damage in a wide radius
  • Neighbour issues

Escalation triggers: spot and fix

  • Slow drain full of waste that might clog!
  • A moisture mark that’s new regarding last visit
  • AC unit lightly dripping, early condensation
  • A window that won’t lock (for whatever reason)
  • Evidence of pest infestation

FAQs

What is an escalation process?

  • Immediate notification (notification given to home owner, with photos)
  • The recommended next step is clear
  • Coordination of a qualified technician, if needed
  • Summary photographs after the work is completed

How often should a home watch checklist be completed?

The frequency of a Home Watch inspection depends on several factors including property type, time of year and level of risk. For example a coastal property, an older apartment building or a property with large balconies and exposed drainage could benefit from more frequent inspections. However, a modern interior property could be inspected less frequently. The key is to establish a regular schedule and ensure that all issues are identified before they become major problems.

Is a home watch checklist the same as property management?

Home watch and property management are two different entities. Property management generally focuses on running the property and dealing with tenants. Home watch focuses on a single factor: the unoccupied home of the property owner.

Why do photos and timestamps matter so much?

The simple reason for photo and timestamp documentation is to enable later analysis of the property’s condition and of the measures that were in place whilst the property was unoccupied. The condition of the property at the start of a period of absence will form the basis of the owner’s answer to two key questions in the event that something goes wrong: 1) when did it start to go wrong and 2) were they monitoring the property for signs of problems.

Read more about Greek property insurance for overseas owners.

What are the most common problems found during home watch visits?

Typically during an Athens property home watch visit one would expect to find some minor leaks, some signs of high humidity, blocked drains or electrical faults which occurred as a result of a previous power cut. Many of these types of problems start small so are easy to detect during a property home watch visit and can be solved before they become major problems.

Does this checklist apply to apartments and villas?

Villas are inspected for additional zones i.e. exterior perimeter, garden, pool, stores etc. while for apartments with higher neighbor exposure risk, minor leaks can very quickly become a building issue.

What if a neighbor complains about a leak from my apartment?

That’s why the home watch inspections are arranged in advance, to prevent such a scenario unfolding. If however a leak occurs, it’s essential to confirm the situation quickly and arrange for any repairs as speedily as possible. And in a foreign land, it’s often helpful to have a local contact to negotiate on your behalf.

Do I need power of attorney for home watch and repairs?

Informal authorization may be sufficient for many tasks but it is best to clarify in advance as to whether Power of Attorney is required for any given formal action.

You own a property near Ellinikon, Glyfada, Vouliagmeni or Vari. Is the home watch checklist different from the one for a property in Athens?

Note that although the core checks are the same for a home watch for a property near Ellinikon, Glyfada, Vouliagmeni or Vari as for any other property in Athens, the influence of coastal exposure on some aspects of a home watch (e.g. humidity control, drainage from balconies etc.) means that we treat the home watch for properties near these areas with special local expertise.