Vacant Property Protection in Orange County and Southern California
We secure and check the home while it’s empty, so it stays protected until it’s sold or handed over. Serving Orange, Los Angeles and Riverside counties.
Why Empty Homes Are at Risk
Theft and vandalism
An empty home with no one coming or going can attract break-ins. Tools, fixtures, copper pipes and belongings left inside can be taken, and doors or windows can be damaged.
Squatters
People sometimes move into homes they believe are unoccupied. Removing them can take time and money, and it’s stressful during an already hard period.
Water damage
A small leak or burst pipe can go unnoticed in an empty home. By the time someone finds it, it may have caused mold or serious damage.
Insurance gaps
Many home insurance policies limit coverage when a home is vacant for a period of time. Check your policy, since a claim could be affected.
What We Do to Protect the Property
While the home is empty or being sold, we take steps to keep it secure and watched.
Secure access and lock changes
We control who can get into the home. Locks can be changed, and keys are limited to the people who need them, so you know who has access.
Scheduled checks
We visit the property on a regular schedule to check the doors, windows and rooms, and look for any signs of leaks or damage.
Mail and utilities
We help keep mail from piling up, which is a sign a home is empty, and coordinate basic utilities so the property stays in good shape.
Alarm coordination
If the home has an alarm or cameras, we help coordinate them with the provider, so they’re active and the right people are contacted.
Protection During an Estate Sale
An estate sale brings many visitors into the home, so security matters even more during those days. We take steps to keep the property and its contents protected from the first buyer to the last.
We’re insured for the duration of each sale.
We manage who comes in and when, so the home isn’t open to everyone at once.
Our team is on site throughout the sale to watch the rooms and the checkout.
Vacancy Checklist for Families
If a home will be empty for a while, these steps help keep it safe.
- Change or rekey the locks, and collect all spare keys
- Lock all doors, windows, the garage and any sheds
- Remove valuables, important papers and personal items
- Forward the mail or ask someone to collect it regularly
- Find the main water shutoff and know how to use it
- Keep basic utilities on, such as power and, if needed, heating or cooling
- Check your homeowner's insurance for rules about vacant homes
- Keep the yard tidy and put lights on timers
- Tell a neighbor or trusted contact that the home is empty, and share a phone number
- Schedule regular visits, and take dated photos of the home's condition
This is general guidance. Your home, insurance and local rules may need different steps.
Living Far From the Property? Stay Informed From Anywhere
Many heirs and executors live in another city or state. We keep you updated on the home, so you know how it’s doing without having to travel.
Ask About Protecting the Property
Tell us about the home and where it is. We’ll get back to you to talk through how we can help keep it secure while it’s empty.
Service Areas
Find Us in Tustin, San Juan Capistrano, and Riverside
Our main office is in Tustin, with two more branches close by. Wherever you are in Southern California, a local team is ready to help.
Orange County
- Tustin Office (Main Office): 2512 Chambers Rd. Ste 202, Tustin, CA 92780
- San Juan Capistrano Office: 27131 Calle Arroyo Ste 1722, San Juan Capistrano, CA 92675
Riverside County
- Riverside Office: 3600 Lime St Bld #2, Riverside, CA 92501
- Orange County
- Los Angeles County