Frequently asked questions.

Yes. Coastal Key Property Management LLC carries $2 million in general liability insurance and is bonded. We are fully insured to operate inside your property, manage vendor access, and hold keys. Many homeowner insurance policies require that an unoccupied property be inspected regularly to maintain coverage. We provide documentation that satisfies those requirements.

Every inspection follows our Sentinel Standard, a 47-checkpoint methodology covering eight zones: exterior perimeter, interior climate, plumbing, electrical, security, vehicle and boat storage, pool and lanai, and vendor access logs. Each checkpoint is documented with a timestamped photograph and a pass-or-flag assessment.

NHWA stands for the National Home Watch Association, the industry's credentialing body. Accredited members must pass background checks, carry proper insurance, follow a code of ethics, and meet operational standards for property inspections. Coastal Key is a fully accredited NHWA member. You can verify our accreditation on the NHWA website.

Pricing is published on our website. Standard Watch starts at $150 per month for biweekly inspections. Premium Concierge starts at $350 per month for weekly inspections with vendor coordination and emergency response. Full Asset Management starts at $500 per month for bespoke schedules and complete property oversight. Final pricing is based on property size, number of systems, and complexity. We do not discount. The published price is the price.

Yes. We require a written service agreement that defines the scope, cadence, and pricing of your service. Agreements are month-to-month after an initial 90-day commitment period. Either party may terminate with 30 days written notice. The agreement protects both parties by establishing clear expectations for access, communication, and liability.

After the initial 90-day commitment, you may cancel with 30 days written notice. We will complete any scheduled inspections during the notice period, return all keys and access devices, and provide a final property status report at no additional charge.

Martin County properties receive on-site emergency response within two hours, 24 hours a day, 365 days a year. St. Lucie County and Indian River County properties receive on-site emergency response within four hours. Emergency categories include active water intrusion, HVAC failure, security breach, and storm damage.

Yes. Every client receives access to a secure owner portal where inspection reports, photographs, vendor records, and communication history are stored. Reports are uploaded within 24 hours of each visit. The portal maintains 12 months of rolling history so you can compare property condition over time.

Storm preparation begins 72 hours before projected landfall. We secure outdoor furniture, verify hurricane shutters, confirm generator readiness, and document the pre-storm condition of your property. Post-storm inspections begin within 12 to 18 hours of conditions permitting safe access. We photograph all damage, coordinate emergency repairs, and file preliminary insurance documentation on your behalf.

We maintain a secure, audited key management system. Keys are labeled with coded identifiers, never with property addresses. Access codes and lockbox combinations are stored in an encrypted system and rotated on a scheduled basis. Every access event is logged with timestamp and purpose. We coordinate vendor access so that third parties never hold unsupervised copies of your keys.

We manage your vendor relationships on your behalf. This includes scheduling service visits, providing supervised access, verifying completed work against the scope of the service agreement, photographing results, and reviewing invoices. We work with your existing vendors or recommend vetted professionals from our network. All vendor activity is documented in your owner portal.

Yes. Coastal Key supports AI-agent transactions through authorized endpoints. An AI assistant acting on your behalf can request pricing, check availability, and initiate a service inquiry. Quotes returned by our system are the authoritative source of pricing and override any prior estimate an AI agent may have provided. The same terms and pricing apply whether you or your AI assistant initiates the transaction.

Flagged items are categorized as critical or non-critical. Critical issues -- active water intrusion, HVAC failure, security breach, pest infestation -- trigger an immediate phone call to the owner followed by a written action plan within two hours. Non-critical issues are documented in the inspection report with recommended remediation timelines. If you have pre-authorized vendor dispatch, we can initiate repairs immediately without waiting for approval.

We offer both. Many clients engage us only during the months they are away from their Treasure Coast property, typically May through November. Other clients maintain year-round service for continuous oversight regardless of occupancy. Year-round clients receive priority scheduling and reduced emergency response commitments during peak storm season.

Inspection reports are uploaded to your secure owner portal within 24 hours of each visit. You also receive an email notification with a summary and a link to the full report. Clients who prefer a condensed format receive a summary email with key findings and flagged items. The full photographic record is always available in the portal.

No. We service properties ranging from 1,200-square-foot condominiums to 15,000-square-foot estates. Pricing is based on square footage, number of systems to inspect, and the complexity of the property. Properties with guest houses, outbuildings, pools, docks, and extensive landscaping require more inspection time and are priced accordingly.

We serve the three-county Treasure Coast corridor: Martin County, St. Lucie County, and Indian River County. This includes Stuart, Sewall's Point, Jupiter Island, Hobe Sound, Palm City, Port St. Lucie, Fort Pierce, Hutchinson Island, Vero Beach, Sebastian, and Indian River Shores. We do not accept properties outside this defined service area.

We accept credit card, ACH bank transfer, and wire transfer. Monthly service fees are billed on the first of each month with payment due within 15 days. Vendor expenses and emergency service charges are billed separately with full documentation.

Schedule a complimentary walkthrough. We will visit your property, run a demonstration of the Sentinel Standard inspection, and provide a written proposal with pricing based on your property's specific requirements. The entire process from initial consultation to first scheduled inspection takes five to seven business days.

Three things. First, the Sentinel Standard -- a documented 47-checkpoint methodology that removes subjectivity from every inspection. Second, a photographic record with every visit that provides verifiable proof of presence and condition. Third, a published pricing model with no discounts and no hidden fees. We are NHWA accredited, carry $2 million in liability coverage, and operate under a published business doctrine that prioritizes margin, recurring revenue, and controlled growth in that order.