We manage a small number of second homes inside Windermere's guard-gated communities — Isleworth, Keene's Pointe, the Reserve at Lake Butler Sound — and on the Butler Chain, for owners who are not there to run them. Some sit empty, some are leased.
Scheduled interior and exterior inspections between stays, with a written record and photographs. HVAC service intervals, humidity control, water heater and softener, generator exercise, irrigation, pool chemistry and equipment. Landscape and tree work on a schedule; on Butler Chain frontage that includes the dock, the lift and the seawall. Association correspondence and architectural review submissions. Storm preparation against the Atlantic hurricane season, which runs June 1 through November 30 and peaks around September 10. Tenant placement, the lease, and the deposit held under Fla. Stat. § 83.49, with the association's separate approval of the applicant run in the right order.
A standard homeowners form contains a vacancy clause. Under the ISO HO-3 language most Florida policies are built on, vandalism and malicious mischief are excluded if the dwelling has been vacant more than 60 consecutive days immediately before the loss, and glass breakage coverage drops on the same trigger. The standard form does not define vacant; courts generally read it as empty of contents, so a furnished house used a few weeks a year is unoccupied rather than vacant on that reading, though your own policy's wording decides. Under section 627.701, Florida Statutes, the hurricane deductible applies once across all covered hurricane losses in a calendar year with the same insurer group; a second storm draws against what remains of it or the other-perils deductible if larger. Flood is excluded from standard homeowners policies.
Second homes in Windermere's guard-gated communities and on the Butler Chain — Isleworth, Keene's Pointe, the Reserve at Lake Butler Sound, Lake Butler Sound — and by extension Bay Hill, Golden Oak and Winter Park, for owners who are not there to run them. Empty, used seasonally or leased, the work is the same.
Yes. Tenant placement, the lease, the deposit under Fla. Stat. § 83.49, and your association's separate approval of the applicant. We run it in that order.
To rent or lease your property to a tenant for compensation, yes. Florida Statute 475.01 includes renting real property for another within the definition of brokerage activity, and § 475.42 makes unlicensed practice a third-degree felony. Managing a community association is a separate license under Chapter 468, Part VIII. Adams Equities is a licensed Florida real estate brokerage.
Not entirely. The standard form excludes vandalism and malicious mischief once a dwelling has been vacant more than 60 consecutive days, and glass coverage drops on the same trigger. Whether a furnished second home counts as vacant turns on your own policy's wording, not the standard form. We review your policy against your actual occupancy pattern and flag the gap before it matters.
Yes. Pre-season checks before June 1, shutter and furniture management, generator readiness, closing the house ahead of a named storm, and a documented damage walk afterward for your carrier. Atlantic hurricane season runs June 1 to November 30, peaking around September 10.
It depends on the property, its systems, whether it is on the water, and how often you are here. We quote after walking the house.
Adams Equities is a boutique luxury real estate brokerage serving Windermere, Isleworth, Dr. Phillips, Bay Hill, Winter Park, Golden Oak, and the greater Orlando area. Edgar Adams, Founder & Managing Broker. Alexander Adams, Principal & Market Strategist.
Office: 9100 Conroy Windermere Road, Suite 200, Windermere, FL 34786. Phone: +1 407-448-3757.