A second home at the beach is a great thing to have, right up until you get a call from a neighbor about water dripping from the ceiling or open the door to a musty smell. Vacation homes and rentals sit empty for weeks or months at a time, and the Grand Strand’s heat, humidity and storms don’t take time off. Managing vacation home HVAC on the Grand Strand, along with the plumbing, comes down to a few habits and a little planning before you leave.
Humidity Is the Real Threat in an Empty Home
Most owners think about temperature. Along the coast, humidity is the bigger risk. In a closed-up house, moisture builds in the air and settles into carpets, furniture, drywall and closets. Over time that can mean mold, mildew and a lingering smell.
Your air conditioner removes moisture while it runs, but only while it runs. That’s why turning the AC off, or setting it so high it rarely comes on, can backfire in a beach house during the warm months.
A few points to keep in mind:
- Aim to keep indoor humidity below about 60 percent. Lower is better for limiting mold and mildew. An inexpensive humidity monitor, or a smart thermostat that shows humidity, lets you check from home.
- Consider a whole-home dehumidifier. It removes moisture without having to cool the house down, which suits a home that sits empty. Learn more about dehumidifiers and indoor air quality.
- Don’t oversize. An oversized system cools fast and shuts off before removing much moisture. If your beach house always feels clammy, the system size may be part of the problem.
Thermostat Settings for a Vacant Home
There’s no single perfect number, but here are general starting points many coastal owners use.
Summer
Set the thermostat warmer than you’d keep it while you’re there, but not so high that the system barely runs. Many owners land somewhere in the high 70s to low 80s. Keep the fan on “auto,” not “on.” With the fan running nonstop, moisture on the indoor coil can blow back into the house instead of draining away. If your thermostat has a humidity or dehumidify setting, use it.
Winter
Our winters are mild, but cold snaps happen. Keep the heat on and set no lower than the mid-50s to help protect pipes, especially ones on exterior walls, in crawl spaces or in unheated areas. Most homes here use a heat pump, which will handle that easily.
Use a smart or Wi-Fi thermostat
A connected thermostat lets you check temperature and humidity remotely and adjust settings before guests arrive. Many can also send alerts when conditions drift.
Plumbing: Shut Off the Water When No One’s There
A leak in an occupied house gets noticed. A leak in an empty one can run for days. Before longer absences:
- Shut off the main water supply if no one will be using the house. Make sure you, your property manager and any cleaners know where the shutoff valve is.
- Consider the water heater. If the water is off for a long stretch, ask how to safely set your water heater to vacation mode or turn it off. Gas and electric units are handled differently, so check your model’s instructions or ask us. See water heater service.
- Look at the AC condensate drain. Even with the water off, your air conditioner still produces water. A clogged condensate line can overflow onto ceilings and floors.
- Add leak sensors under sinks, near the water heater, by the washing machine and under the indoor HVAC unit. Many connect to your phone.
- Watch for hidden leaks. Unexplained water use or warm spots on floors can point to one. See leak and slab-leak detection.
Rentals see heavy use, so regular checkups from a plumber and periodic drain cleaning help between seasons.
Storm and Freeze Prep
Hurricane season
If you won’t be there when a storm arrives, preparation ahead of time matters most.
- Know where the outdoor HVAC disconnect and the main water shutoff are, and make sure your property manager does too.
- Secure or remove loose items around the outdoor unit that could become debris.
- Ask about surge protection for your HVAC system. Power outages and surges are common during and after storms.
- If the outdoor unit sat in floodwater, don’t turn it back on. Have a technician inspect it first.
- After power returns, have someone check the house for humidity, leaks and whether the AC is running normally.
Cold snaps
On the rare nights when temperatures drop below freezing, pipes in crawl spaces, garages, outside walls and on raised beach houses are most at risk. Keep the heat on, shut off and drain outdoor spigots or irrigation lines where you can, and consider shutting off the main if no one will be there.
Vacation Home HVAC on the Grand Strand: Plan Maintenance Around Your Season
Timing maintenance around your rental calendar helps you avoid a breakdown during a booked week. Many owners schedule AC maintenance in the spring before the busy season and heating service in the fall.
Ask for a technician to pay attention to coastal issues during each visit:
- Salt buildup and corrosion on the outdoor coil
- The condensate drain and safety float switch
- Electrical parts like capacitors that wear faster in heat and storms
- Ductwork and the air handler, including signs of moisture or mildew
The Dependable Comfort Club is our maintenance membership, which makes it easier to keep a vacation home on a regular schedule without having to remember it yourself.
A Simple Checklist Before You Leave
- Set the thermostat for the season and confirm the fan is on “auto”
- Replace the air filter if it’s due
- Shut off the main water supply if the house will be empty
- Set the water heater according to its instructions
- Test leak sensors
- Leave emergency contact info and shutoff locations with your property manager
When to Call
Call us if you notice musty odors, water stains or a system that isn’t keeping up. For vacation home HVAC and plumbing anywhere on the Grand Strand, from North Myrtle Beach and Little River down to Pawleys Island and Georgetown, call Dependable Service Plumbing & Air at (843) 353-0461, Monday through Friday, 7:00 am to 5:00 pm, or reach out online.
Frequently Asked Questions
Should I turn the AC off in my beach house when no one is there?
In warm months, usually not. The AC removes moisture, and turning it off can let humidity climb and lead to mold and mildew. Set it higher instead, or add a dehumidifier.
What humidity level should I keep in an empty vacation home?
Aim to stay below about 60 percent to help limit mold and mildew. A humidity monitor or smart thermostat helps you keep track remotely.
Is it safe to shut off the water main while I’m away?
For most homes, yes, and it reduces the risk of a long-running leak. Check how to handle your water heater and any irrigation or fire systems before you do.