Standard Visit Protocol

Nothing is assumed.
Everything is checked.

Every HCHA visit follows the same systematic inspection — not a walkthrough, not a glance. When we leave, you have a complete record of your home's condition. When you arrive, there are no surprises.

Built around professional home watch principles and calibrated for the mountain environment — freeze risk, snow load, humidity swings, and low-occupancy conditions that flatland checklists don't account for.

How We Work

Systematic by design.
Not improvised.

A mountain home left unattended doesn't stay the same — it drifts. Pipes cool toward freeze points. Humidity climbs. A cracked door seal that seems minor in October is a problem in December. Our protocol exists so that nothing drifts unnoticed past a visit.

Every visit is completed in full — the same protocol, every time, regardless of what the last visit looked like.

Core Standards

  • Visual inspection only. We do not perform repairs, technical diagnostics, or invasive actions of any kind. Our role is to observe, document, photograph, and report — nothing more, nothing less.
  • Every room, every visit. No selective walkthroughs. Every space is physically entered and assessed on a consistent sequence.
  • Photo documentation is triggered by any red-flag or critical finding — not left to field discretion.
  • Client notification is required for all Critical findings the same day they are observed. You are never the last to know about your own home.
  • Mountain-environment calibrated. Freeze risk, snow load, humidity, and low-occupancy conditions are integrated into the standard protocol — not treated as edge cases.

Finding Severity Reference

Critical — Immediate risk. Same-day notification.
Urgent — Developing issue. Prompt attention required.
Monitor — Non-urgent. Documented and tracked.
Normal — Within expected range.

The Full Checklist

What we check. Every time.

Select your property type. Every item below is checked on a standard visit.

Exterior

So the first thing you see when you pull in is exactly what you expect.

ItemWhat We CheckNormalRed FlagSev.
Driveway & walkwaysIce, cracking, or flood evidenceClear, stable surfaceIce, trip hazards, frost heave cracking🟠
Foundation perimeterFull perimeter walk, base of wallsNo new cracks, no frost heaveVertical/horizontal cracks, separation, frost heave🔴
Siding / claddingVisual scan all sidesIntact, no gaps or damageMissing sections, holes, cracked boards, open gaps🟠
GuttersIce buildup, separation from fasciaClear, attached firmlyIce dam forming, pulling from fascia🟠
DownspoutsDirection and integrityDraining away from foundationBlocked, disconnected, draining toward foundation🟠
Exterior doors (all)Test all exterior doorsSealed, locked, no gapsGap at threshold, unlocked, frame damage🔴
Wildlife entry pointsVents, soffits, foundation gapsAll openings sealedOpen gap, gnaw marks, nesting material in vents🟠
Window wellsDebris, snow, ice fillClear, not filledFilled with snow/water, drainage blocked🟡
Propane / gas meterVisual if accessibleNo frost on regulator, no damageFrost on regulator, ice blocking equipment🟠

Roof & Snow Load

Because what's on the roof in November can be inside the ceiling in February.

ItemWhat We CheckNormalRed FlagSev.
Visible roof surfaceObserve from ground, all accessible sidesEven coverage, no saggingHeavy uneven load, visible sag, missing materials🔴
Ice dams at eavesRoof edge from groundNo ice dam formationThick ice at roof edge, water behind dam, heavy icicles🔴
Roof vent / plumbing pipesSnow or ice blocking pipe terminationsPipes clear above rooflineSnow or ice blocking vent pipe opening🔴
SkylightsInterior ceiling perimeterNo water stains or ice backupStaining around skylight, ice dam at flashing🔴
Attic access hatchCold air test from interiorClosed, no cold air infiltrationCold air breakthrough, frost on ceiling around hatch🟠

Entry & Security

You should never wonder whether someone else has been in your home.

ItemWhat We CheckNormalRed FlagSev.
Primary entry locksAll locks and deadboltsAll secure and functioningLock failure, door damage, gap at frame🔴
Keypad / lockboxIndicator light, battery statusOperational indicatorFault, low battery, not responding🟠
Alarm system panelPanel status lightsArmed / Ready indicatorFault, tamper, bypass indicator active🔴
Motion sensor lightsVisual / indicator checkFunctionalNot responding, damaged, missing🟡
Security camerasIndicator lights if accessibleActive indicator on all unitsOff, obstructed, damaged🟡

Interior — General

Every room, physically entered, on every visit. No shortcuts.

ItemWhat We CheckNormalRed FlagSev.
Entry odorsAll senses on entryNo unusual smellsGas, mold, smoke, or sewage odor🔴
Ceilings (all rooms)Look up in every roomNo staining, no saggingWater stain, active drip, sagging drywall🔴
Walls (all rooms)Scan for new cracks or stainingNo new damage since last visitWater stains, new vertical cracks, separation🟠
Floors (all rooms)Walk each room, feel for soft spotsLevel, dry, no soft areasWarping, wet patches, soft subfloor🟠
Mold checkCorners, closets, behind doorsNo visible growth anywhereDark spotting, fuzzy growth on any surface🔴
Wildlife / pest signsAll rooms, especially basement/attic accessNo droppings, tracks, or chewingDroppings, gnaw marks, nesting material🟠
Signs of intrusionEntry points, scan all roomsEverything as owner left itForced entry evidence, displaced belongings🔴

Plumbing

A slow drip found on a Tuesday saves you from a ceiling replacement the following spring.

ItemWhat We CheckNormalRed FlagSev.
Under all sinksEvery cabinet below a sinkDry, no drip, no odorStanding water, mold, active drip🔴
Main water shutoffLocation and accessibilityAccessible, no corrosionInaccessible, heavily corroded🟡
Water heaterUnit and surrounding floorNo puddle, no rust, pilot lit (gas)Puddle at base, rust staining, pilot out🔴
Freeze-risk pipe zonesCold rooms, crawl spaces, exterior wallsWarm air near all pipe zones, no frostFrost on pipes, near-freezing in pipe area🔴
Toilets (all)Base and running soundDry base, no continuous runningRunning, water pooling at base🟠
Exterior hose bibsAll exterior spigotsCovered or winterizedUncovered, potential active freeze point🔴
Sump pumpPit condition and pump statusPit dry or pump cycling normallyPit full, pump not running, no power to pump🔴
Crawl space (if applicable)Open access and look inDry, insulated, no frost, no pestsStanding water, frost, open foundation vents🔴
Drain traps (all fixtures)Run water briefly at each fixtureDrains freely, no odorSlow drain, gurgling, sulfur smell🟡

Electrical

Electrical issues in an empty home don't announce themselves until they've already done damage.

ItemWhat We CheckNormalRed FlagSev.
Main breaker panelOpen and scan all breakersAll breakers set, no tripsTripped breaker, heat at panel, burning smell🔴
Sub-panel (if present)Same check as main panelAll set, no tripsTrips, heat, unusual sound at panel🔴
GFCI outletsKitchen, baths, garage, exteriorResets and holds normallyWill not reset, burning smell, no power🟠
Smoke detectorsIndicator light on all unitsGreen or steady indicatorLow battery chirp, red fault, missing unit🔴
Carbon monoxide detectorsStatus on all unitsNormal status indicatorAlarm sounding, fault light, missing unit🔴
Outlet / switch platesVisual scan of all visible platesIn place, no discolorationScorch marks, missing covers, melting visible🔴
Interior lightingTest sampling of switchesNormal function throughoutNo power in multiple zones, flickering🟠

HVAC

The difference between 56° and 34° inside your home is often a single missed furnace fault.

ItemWhat We CheckNormalRed FlagSev.
Thermostat setpoint & readingSetpoint vs. actual room tempAt or within 2°F of 55°F+ minimumBelow setpoint, blank screen, fault code🔴
Furnace / air handlerListen and look at unitRunning or cycling normally, no alarmNot running, error light, unusual noise🔴
Air filterVisual condition (no removal)Acceptable soiling levelCompletely clogged, collapsed filter🟡
Vents / registersCheck all rooms for blockageClear, covers in placeBlocked by furniture, covers missing🟡
Humidity levelThermostat or hygrometer reading30–50% relative humidityBelow 20% (crack risk) or above 60% (mold risk)🟠

Kitchen

The room most likely to have a problem left behind by the last visit.

ItemWhat We CheckNormalRed FlagSev.
RefrigeratorRunning status, leaksRunning, no water on floorNot running, water on floor, foul odor🟠
Sink and faucetRun water, check under cabinetDrains freely, no leaksSlow drain, drip at base, wet cabinet🟠
Range / ovenVisual — confirm off, no hazardsOff, no food residue hazardBurner left on, gas odor, damage🔴
DishwasherDoor seal, look under unitDoor closed, no standing waterWater visible under or inside unit🟡
Under-sink cabinetOpen and check for moistureDry, no corrosionWet, corrosion, water staining🟡

Bathrooms

Where slow water damage hides longest before becoming visible.

ItemWhat We CheckNormalRed FlagSev.
Toilet (all bathrooms)Flush and observeFlushes, stops within 30 secRuns continuously, water pooling at base🟠
Shower / tubRun water, drain and surroundDrains well, grout and caulk intactSlow drain, missing grout, soft tile behind surround🟠
Under-sink cabinetOpen and inspectDry, no odorWater, mold, corrosion🔴
Exhaust fanListen / look for operationRuns, no excessive rattlingInoperable, missing cover🟡
Grout / caulk conditionScan tile, tub, and shower surroundIntact, no gaps or dark stainingCracked, missing, visible mold in grout lines🟡

Windows & Doors

The building envelope is what separates your home from the mountain winter.

ItemWhat We CheckNormalRed FlagSev.
Window seals / glassCondensation between panesClear glass, no foggingFog or moisture trapped between panes🟡
Window locksRepresentative samplingLatched and lockedWill not latch, broken hardware🟠
Window frames / weather sealGaps, cracking, draftsTight, no cold air infiltrationVisible gap, frost on interior sill, drafts🔴
Interior doorsFunction in all roomsOpen and close normallySticking from humidity swelling, warped🟡

Garage

Often the first place water or pests enter — and the last place owners think to look.

ItemWhat We CheckNormalRed FlagSev.
Garage door sealBottom and side sealsSeals fully, no daylight visibleGap at bottom, cold air infiltration, damaged seal🟠
Floor for water / iceScan floorDry or expected minor moistureStanding water, ice sheet on floor🟠
Door to interiorTest lock and sealLocked, sealedUnlocked, gap at frame🔴
Pest / wildlife signsPerimeter and cornersNo droppings or nestingDroppings, nesting material, open entry points🟠

Deck / Balcony / Patio (if applicable)

So the first place your family gathers is ready, not a project.

ItemWhat We CheckNormalRed FlagSev.
Snow load on deck/balconyObserve surface and structureManaged or no extreme accumulationExtreme accumulation, structural deflection visible🔴
Door seal and lockCheck from interiorSealed and locked fullyGap, cold air infiltration, unlocked🟠
Deck / balcony drainLook for ice or debris blocking drainOpen and functionalBlocked, ice dam forming around drain🟠
Stored items / furnitureVisual from doorwaySecured or stored insideUnsecured items that could blow or fall🟡

Exterior & Building Common Areas

Your unit's security starts at the building entrance — we check it before we check your door.

ItemWhat We CheckNormalRed FlagSev.
Building entranceDoors, lighting, ice near entryClear, well-lit, no hazardsIce buildup, blocked entry, broken fixtures🔴
Parking / drivewayIce, snow accumulation, damageClear or actively managed by HOAUnmanaged ice sheets, flooding, vehicle damage🟠
Roof (visible from ground)Scan eaves, ice dams or saggingEven load, no ice dam, no saggingHeavy accumulation, visible sag, ice dam at eave🔴
Exterior walls (unit area)Cracks, staining, open gapsNo new damage or stainingActive water intrusion, new cracks, open gap🟠
Common hallways / stairwellsLighting, floors, waterClean, lit, dry, no trip hazardsWater on floor, broken lighting, ice inside🟠
Elevator / mail areaVisual checkFunctioning, no hazardsOut of service, water damage, unsecured access🟡

Entry & Security

The first check inside your door — before anything else.

ItemWhat We CheckNormalRed FlagSev.
Unit entry doorDoor condition and sealSeals fully, no gapsGap at frame, damaged door, cold air infiltration🔴
DeadboltEngage and releaseSmooth operation, fully seatsStiff, jammed, or not fully engaging🔴
Keypad / lockboxIndicator light / battery statusGreen or operational indicatorLow battery warning, malfunction, blank display🟠
Alarm system panelAll panel status lightsArmed / Ready indicator activeFault light, tamper alert, low battery indicator🔴
Sliding / secondary doorLock and sealSecure, latched, weather-sealedUnlocked, gap in seal, damaged frame🔴

Interior — General

Every room, every surface. Vacant units drift — we catch the drift early.

ItemWhat We CheckNormalRed FlagSev.
Entry odorsAll senses on entryNo unusual smellsMusty (mold), gas, sewage, or smoke odor🔴
Visible moldWalls, ceilings, corners, closetsNo visible growth anywhereBlack/green spots, fuzzy growth, staining🔴
Floors (all rooms)Walk all rooms, feel for soft spotsLevel, dry, no soft spotsBuckling, wet patches, soft subfloor🟠
Ceilings (all rooms)Look up in every roomNo staining, no saggingWater stain, active drip, sagging drywall🔴
WallsScan for new cracks or stainingNo new damage since last visitVertical cracks, water staining, separation🟠
Signs of intrusionEntry points, scan for disturbed itemsEverything as owner left itForced entry evidence, displaced belongings🔴
Wildlife / pest signsCorners, under sinks, baseboardsNo droppings, tracks, or gnawingMouse droppings, chewing on wiring/structure🟠

Plumbing

In a multi-story building, your plumbing problem becomes your neighbor's ceiling.

ItemWhat We CheckNormalRed FlagSev.
Under-sink cabinets (all)Open and inspect each cabinetDry, no drips, no odorStanding water, mold, pipe corrosion, drip🔴
Water supply lines (visible)Visually inspect exposed linesNo corrosion, kinks, or wetnessBulging, rust, active drip at connection🔴
Toilets (all bathrooms)Check base and listen for runningDry base, stops running within 30 secWater around base, continuous running sound🟠
Water heaterCheck visible unit and surrounding floorNo leaks, pilot lit (gas), no rustPuddle at base, pilot out, rust staining🔴
Main shutoff valveLocate and confirm accessibleAccessible, no corrosionCorroded, painted over, inaccessible🟡
Drain traps (all fixtures)Run water briefly in each sink/tubDrains freely, no odorSlow drain, gurgling, sulfur smell🟡
Freeze risk — pipe zonesTemp near exterior walls, under sinksWarm air near pipes, no frost visibleNear/below 35°F near pipes, frost on lines🔴

Electrical

A fault in a vacant unit is a fire in an unoccupied building.

ItemWhat We CheckNormalRed FlagSev.
Breaker panelOpen and scan all breakersAll breakers in position, no tripsTripped breaker, burning smell, heat at panel🔴
GFCI outletsTest reset in kitchen, baths, laundryResets and holds normallyWill not reset, burning smell, no power🟠
Outlet / switch platesVisual scan all visible platesAll in place, no discolorationScorch marks, missing covers, melting visible🔴
Smoke detectorsIndicator lights on all unitsGreen or steady indicator lightLow battery chirp, red fault, missing unit🔴
Carbon monoxide detectorsCheck status on all unitsNormal status indicatorAlarm sounding, fault light, missing unit🔴
Interior lightingTest a sampling of switchesNormal function throughoutNo power in multiple zones, flickering🟠

HVAC

The thermostat reading is the first number we check. It tells us whether everything else held since the last visit.

ItemWhat We CheckNormalRed FlagSev.
Thermostat setpoint & readingSetpoint vs. actual room tempAt or within 2°F of 55°F+ minimumBelow setpoint, blank screen, fault code🔴
Furnace / air handlerListen and look at unitRunning or cycling normally, no alarmNot running, error light, unusual noise🔴
Air filter (visual only)Condition without removingAcceptable soiling levelCompletely clogged, collapsed filter🟡
Vents / registersCheck for blockage in each roomClear, covers in placeBlocked by furniture or objects, covers missing🟡
Humidity levelThermostat or hygrometer reading30–50% relative humidityBelow 20% or above 60%🟠

Kitchen

Ready to cook the first night. Not a source of surprises.

ItemWhat We CheckNormalRed FlagSev.
RefrigeratorRunning status, look for leaksRunning, no water on floor or in unitNot running, water on floor, foul odor🟠
DishwasherDoor seal and look under unitDoor closed, no standing waterWater visible under or inside unit🟡
Sink and faucetRun water briefly, check under cabinetDrains freely, no leaksSlow drain, drip at base, wet cabinet🟠
Range / ovenVisual — confirm off, no hazardsOff, no food residue causing hazardBurner left on, gas odor, damage🔴
Garbage disposal / under-sinkOpen cabinet, check for moistureDry, no corrosionWet, corrosion, water staining🟡

Bathrooms

Clean, functional, and dry — because your first morning shouldn't involve a call to a plumber.

ItemWhat We CheckNormalRed FlagSev.
Toilet (all bathrooms)Flush and observeFlushes, stops running within 30 secRuns continuously, water pooling at base🟠
Shower / tubRun water, check drain and surroundDrains well, grout and caulk intactSlow drain, missing grout, soft tile behind surround🟠
Exhaust fanListen / look for operationRuns, no excessive rattlingInoperable, missing cover🟡
Under-sink cabinetOpen and inspectDry, no odorWater, mold, corrosion🔴
Grout / caulk conditionScan tile, tub, and shower surroundIntact, no gaps or dark stainingCracked, missing, visible mold in grout lines🟡

Windows & Doors

The envelope. What separates a warm, dry unit from what's outside.

ItemWhat We CheckNormalRed FlagSev.
Window seals / glassCondensation between panesClear glass, no foggingFog or moisture trapped between panes🟡
Window locksRepresentative samplingLatched and lockedWill not latch, broken hardware🟠
Window frames / weather sealGaps, cracking, draftsTight, no cold air infiltrationVisible gap, frost on interior sill, drafts🔴
Interior doorsFunction in all roomsOpen and close normallySticking from humidity swelling, warped🟡

Balcony / Patio (if applicable)

The outdoor space that should be inviting, not a liability.

ItemWhat We CheckNormalRed FlagSev.
Snow load on balconySurface from inside / doorManaged or no extreme accumulationExtreme accumulation, structural deflection visible🔴
Balcony door seal and lockCheck from interiorSealed and locked fullyGap, cold air infiltration, unlocked🟠
Balcony drainIce or debris blocking drainOpen and functionalBlocked, ice dam forming around drain🟠
Stored items / furnitureVisual from doorwaySecured or stored insideUnsecured items that could blow or fall🟡

After Every Visit

What happens with what we find.

The inspection isn't finished when we leave the property. It's finished when you have a complete record of what we found — and any issues that need your attention have already been escalated.

📷 Requires Photo Documentation

  • Any visible water damage, staining, or active leak
  • Mold or suspected mold growth on any surface
  • Wildlife or pest evidence (droppings, chewing, nesting)
  • Forced entry or security breach evidence
  • Ice dam or snow load concern on roof or balcony
  • Any Critical finding not fully described in words

📞 Requires Same-Day Client Notification

  • All Critical findings — regardless of apparent urgency
  • Thermostat reading below set minimum (55°F)
  • Signs of intrusion, break-in, or security breach
  • Active water leak or pipe freeze risk detected
  • Smoke / CO alarm fault or missing unit
  • Gas odor detected anywhere on property
See full service details, add-on pricing, and scope boundaries →

Ready to start?

The first visit establishes the baseline.
Every visit after that maintains it.

We document your home's condition from the first visit forward — so every subsequent report has something meaningful to compare against.

Book Your First Visit View Plans & Pricing