Hiring a home watch company means giving someone access to your vacation home, your personal belongings, and your most valuable asset. It is not a decision to make based on a Google search and a low price. The right provider will give you genuine peace of mind. The wrong one will give you a false sense of security — and potentially leave you holding the bag when something goes wrong.

Here are the eight questions every second-home owner should ask before signing a home watch agreement.

1. Are You a Member of the National Home Watch Association?

The National Home Watch Association (NHWA) is the industry's primary professional organization. Membership requires background checks, adherence to a code of ethics, and demonstrated knowledge of professional home watch standards.

NHWA membership is not a guarantee of quality, but it is a meaningful baseline. A provider who has not bothered to join the industry's professional organization — or who has never heard of it — is a red flag.

Ask directly: "Are you an NHWA member, and can I verify your membership?" The NHWA maintains a searchable directory at their website.

2. What Does Your Inspection Actually Cover?

This is the most important question, and the answer will tell you a great deal about the provider's professionalism.

A vague answer — "we check on your house" or "we make sure everything looks okay" — is a red flag. A professional home watch provider should be able to describe their inspection protocol in specific detail:

• Which rooms and areas are inspected on every visit?
• What systems are checked (HVAC, plumbing, electrical)?
• Do they go into the crawl space?
• Do they check under sinks and around appliances?
• Do they inspect the exterior, roof, and drainage?
• What do they do if they find something wrong?

Ask for a sample inspection checklist. A professional provider will have one.

3. Do You Provide Written Reports with Photos After Every Visit?

This is non-negotiable. Written reports with photos serve two critical purposes:

For you: They give you a documented record of your property's condition over time. You can see exactly what was checked, what was found, and what action was taken. You are not relying on a phone call or a text message that says "everything looks fine."

For insurance purposes: If you ever need to file a claim for damage that occurred while the property was vacant, a documented inspection history is invaluable. It demonstrates that the property was being professionally monitored and that the damage was not the result of neglect.

If a provider does not offer written reports with photos after every visit, they are not providing professional home watch. Walk away.

4. Are You Insured — and What Does Your Coverage Include?

A professional home watch provider should carry at minimum:

• General liability insurance — covers property damage or injury that occurs during a visit
• Errors and omissions (E&O) insurance — covers claims arising from a failure to identify or report a problem

Ask for a certificate of insurance and verify that it is current. Also ask specifically about E&O coverage — many general contractors and handymen carry liability insurance but not E&O, which is the coverage that matters most in a home watch context.

If a provider cannot produce a current certificate of insurance, do not hire them.

5. Do You Perform Background Checks on Everyone Who Has Access to My Property?

This question matters because some home watch providers use assistants, subcontractors, or employees to conduct visits — not just the owner of the business. You need to know that everyone who enters your home has been background-checked.

Ask: "Who will actually be conducting my property visits? Are all of those individuals background-checked? Can I meet them before they have access to my home?"

A professional provider will answer these questions directly and without hesitation.

6. What Is Your Emergency Response Protocol?

What happens when they find a problem? This is where the quality of a home watch service really shows.

A professional provider should have a clear, documented protocol:

• How quickly will they contact you after finding an issue?
• What happens if they cannot reach you?
• Do they have a list of pre-approved vendors (plumber, HVAC, electrician) they can dispatch immediately?
• Are they authorized to take emergency action — like shutting off the water supply — without waiting for your approval?
• What is their protocol for after-hours emergencies?

The difference between a burst pipe that causes $5,000 in damage and one that causes $50,000 in damage is often how quickly the water was shut off. Make sure your home watch provider has a plan.

7. How Many Properties Do You Currently Monitor, and What Is Your Visit Frequency?

This question helps you assess whether the provider is stretched too thin to give your property adequate attention.

A home watch provider who is managing 200 properties solo cannot realistically conduct thorough, documented inspections on a weekly basis. Ask how many properties they currently monitor, how many visits they conduct per week, and what their maximum capacity is.

Also ask about visit frequency options. Weekly visits are the standard for most second homes. Biweekly may be appropriate for lower-risk properties or during lower-risk seasons. Be wary of providers who only offer monthly visits — a lot can go wrong in 30 days.

8. Can You Provide References from Current Clients?

Ask for references — and follow up on them. A professional home watch provider with satisfied clients will be glad to provide them.

When you speak with references, ask:

• How long have you used this service?
• Have they ever found a problem at your property? How did they handle it?
• Do you receive reports after every visit? Are they detailed and useful?
• Would you recommend them without reservation?

If a provider is reluctant to provide references, or if the references they provide seem scripted or vague, trust your instincts.

---

Red Flags to Watch For

Beyond the eight questions above, here are some warning signs that should give you pause:

Very low pricing. Professional home watch is not cheap. If a provider is offering visits at a price that seems too good to be true, ask yourself what corners are being cut. Proper insurance, background checks, and thorough documentation all cost money.

No written service agreement. A professional provider will have a clear service agreement that spells out exactly what is included, what is not, pricing, cancellation terms, and liability. If someone wants to operate on a handshake, that is a red flag.

Vague or inconsistent answers. A professional knows their own service inside and out. If a provider cannot clearly describe their inspection protocol, their insurance coverage, or their emergency response plan, they have not thought through what they are actually offering.

No local knowledge. The NC High Country has specific risks — hard freezes, ice storms, heavy snow loads, bear activity — that require local expertise. A provider who does not understand these risks cannot adequately protect your property from them.

---

Why We Welcome These Questions

At High Country Home Watch, we encourage every prospective client to ask all eight of these questions — and any others they can think of. We are NHWA members, fully insured, and background-checked. We provide written reports with photos after every visit. We have a documented emergency response protocol and a network of trusted local vendors.

We serve second-home owners throughout Boone, Blowing Rock, Banner Elk, Beech Mountain, Sugar Mountain, Linville, Seven Devils, and Valle Crucis.

Schedule a free consultation and ask us anything. We will give you straight answers.