What Does a Home Watch Inspection Actually Include?
Advanced Property Watch | Serving Rochester, Winona & Lake City.
What Does a Home Watch Inspection Actually Include?
If you have been searching for a home watch service, you have probably seen a lot of vague promises. Words like 'peace of mind' and 'we keep an eye on things' show up on almost every website in this industry.
But what does that actually mean? What are they looking at? What are they writing down? What happens if they find something?
Those are exactly the right questions to ask. At Advanced Property Watch, we believe transparency is the foundation of trust. So here is a straightforward, honest look at what we actually check on every inspection visit.
First, a Little Context
Aaron Perleberg, who leads every inspection at Advanced Property Watch, is a licensed Minnesota real estate professional, a commercial property inspector, and a Certified Old Home Specialist. That background is not just a credential to put on a website. It changes how an inspection is done.
A trained inspector looks at a property differently than a neighbor or a casual caretaker. They know what deferred maintenance looks like before it becomes a crisis. They know what a moisture stain in the corner of a ceiling might mean. They know which problems are cosmetic and which ones need a contractor on the phone today.
Every visit results in a written inspection report, with photos, delivered directly to you. That report is part of the service, every single time.
The Exterior Checklist
We start outside, working systematically around the property before ever opening the front door.
Roof and gutters: visible damage, sagging, ice dams in winter, debris buildup, gutter separation or overflow staining
Foundation and grading: new cracks, signs of settling, water pooling or erosion near the foundation
Siding and trim: damage, paint failure, wood rot, loose panels, pest entry points
Windows and doors: broken glass, damaged seals, security concerns, water intrusion evidence
Garage and outbuildings: structural integrity, door function, visible damage
Driveway and walkways: new cracking, heaving, trip hazards, ice accumulation in winter
Landscaping concerns: fallen branches, standing water, vegetation pressing against the structure
Signage of trespass or vandalism: anything that suggests the property has been accessed, disturbed, or targeted
For properties near water, like those along Lake Pepin or the Mississippi River, we add a close look at shoreline erosion, dock conditions, and any evidence of flood-related moisture tracking toward the home.
The Interior Checklist
Inside, we work room by room with a systematic approach, not a quick walk-through.
Water intrusion: ceiling stains, wall discoloration, wet spots near windows, basements, and plumbing fixtures
Plumbing: running toilets, dripping faucets, supply line condition, water heater status, visible leaks under sinks
HVAC system: thermostat settings verified, filters noted, unusual sounds or smells, evidence of system failure
Electrical: tripped breakers, outlets near water sources, visible hazards, smoke, and CO detector function
Appliances: refrigerator and freezer temperatures if left running, dishwasher, washer, and dryer condition
Windows and doors: locks secured, seals intact, no drafts, no signs of forced entry
Basement or crawlspace: moisture, efflorescence, sump pump operation, pest activity
Odors: musty smell, gas smell, anything that does not belong
General condition: nothing out of the ordinary, mail accumulation, any visible changes since the last visit
Seasonal Add-Ons
Some of the most important checks are the ones tied to the time of year. Minnesota weather is not forgiving, and seasonal transitions are when properties are most vulnerable.
In fall, we verify that irrigation systems have been winterized, that outdoor spigots are shut off and drained, and that heating systems are operational before the first freeze. That entry points are sealed against pests moving indoors as temperatures drop.
In winter, we check for ice dam formation on roofs and in gutters, monitor heating system performance, verify that pipes in unheated spaces are protected, and document snow accumulation on roofs when significant.
In spring, we look for winter damage that may not have been visible under snow. Frost heave, foundation cracking, roof damage from ice, gutter separation, and early signs of moisture intrusion all tend to show up in the first few weeks after the ground thaws.
For older and historic homes, which are well represented across our service area in Winona and Rochester, seasonal transitions deserve extra attention. Older construction materials, plaster walls, true-dimension lumber, and aging mechanicals all have less tolerance for the extremes.
What Happens When Something Is Found
This is where having a real estate professional and inspector doing the work matters most.
If we find something minor, we document it with photos and notes in your written report, and let you know with a clear explanation of what we saw and what it likely means.
If we find something urgent, we contact you directly. Depending on your preferences, we can also contact a trusted vendor on your behalf to get someone on-site fast. We do not wait for your next scheduled visit to flag a water heater that is actively leaking.
We keep a contact list for local contractors and service providers, so when something needs attention, we are not starting from scratch.
Why Written Reports Matter
A lot of property watch services will call you and say Everything looks fine.' That is not enough.
A written report with photos gives you a record. It protects you when dealing with insurance claims. It gives your contractor a clear picture before they even walk in the door. It documents the condition of your property over time, which is genuinely useful whether you are a snowbird, a landlord, a second-home owner, or someone managing a parent's home during a transition.
It also holds us accountable. If we say we checked something, it is in the report.
One More Thing
If you have never had a home watch service before, it is worth doing an initial walkthrough together. We will go through the property with you, note existing conditions, document anything that needs attention, and establish a baseline. That first visit sets the standard for everything that follows.
We are happy to answer questions before you ever sign anything. Most clients start with a simple phone conversation to understand what their property actually needs, and we take that conversation seriously.
Read more here: https://www.advancedpropertywatch.com/blog/home-watch-vs-house-sitter-rochester-mn
Ready to Set Up Service?
Call Aaron to talk in more detail.
Aaron Perleberg | 507.383.4764 | advancedpropertywatch.com