7 Questions to Ask Before Hiring a Home Watch Professional

February 10, 2025

hiring guidehome watch basics

Don't Hire Without Asking These Questions

Hiring a home watch professional means trusting someone with the keys to your home, your alarm code, and access to everything you own. It's a high-trust relationship — arguably one of the most important service providers you'll hire. The good news: most home watch professionals are serious, credentialed practitioners who treat their work with professionalism. The challenge is knowing how to identify them quickly.

These 7 questions will help you separate qualified professionals from unvetted individuals — and make a confident hiring decision.

1. Are You Licensed and Insured?

Home watch is unregulated in most states — there is no required license. But a professional home watch company should carry general liability insurance at a minimum. General liability protects you if the professional accidentally causes damage during a visit — a broken window, a water line bumped loose, anything that could happen in the course of doing their job.

Ask specifically:

  • Do you carry general liability insurance? What is the coverage amount?
  • Do you carry errors and omissions (E&O) insurance?
  • Are you bonded?
  • Can you provide a certificate of insurance before we start?

Any professional who hesitates to share their insurance certificate is a red flag. Reputable home watchers carry this documentation routinely and share it without hesitation.

2. Are You a Member of the NHWA or a Similar Professional Organization?

The National Home Watch Association (NHWA) is the industry's primary credentialing body. NHWA membership requires a background check, proof of insurance, agreement to a code of ethics, and completion of continuing education. It's not a guarantee of quality — but it's the clearest signal that a professional takes their work seriously.

Ask:

  • Are you an NHWA member in good standing?
  • Have you completed any NHWA certifications or continuing education?
  • If not NHWA, are you a member of any other professional association?

Not every great home watch professional is an NHWA member — the organization is growing but not universal. But if someone can't point to any professional affiliation, ask more questions about their background and training.

3. What Does Your Inspection Cover?

Home watch companies vary considerably in what they include in a standard visit. Some do a thorough interior and exterior walkthrough; others do a quick exterior pass. You need to know exactly what you're buying.

Ask for their inspection checklist. A professional home watcher should be able to hand you a written list of everything they check during each visit — exterior and interior. Look for coverage of:

  • HVAC system operation
  • Plumbing (running faucets, checking under sinks)
  • Appliances
  • Windows, doors, and locks
  • Roof and gutters (exterior)
  • Pool and spa (if applicable)
  • Pest and mold signs
  • Storm damage (after events)

Also ask: Do you take photos? How is the report delivered? How quickly after each visit?

4. How Will You Communicate With Me?

You could be hundreds or thousands of miles away when your home watcher finds an issue. How they communicate with you — and how quickly — matters enormously.

Ask:

  • How is the inspection report delivered — email, app, text, portal?
  • How quickly do I receive my report after each visit?
  • If you find something urgent, how do you contact me — call, text, email?
  • What is your typical response time for a non-emergency question?

The best home watch professionals use dedicated inspection apps that generate professional PDF reports with photos and deliver them to your inbox within hours of each visit. If a provider is still doing verbal check-ins by phone with no written documentation, that's a significant gap.

5. What Happens If You Find an Emergency?

A burst pipe, active leak, HVAC failure, or storm damage requires immediate action. Your home watch professional needs a clear protocol for emergencies — and you need to understand it before you sign up.

Ask:

  • What constitutes an emergency in your definition?
  • Who do you contact first — me, or a vendor?
  • Do you have a list of preferred vendors (plumbers, HVAC techs, roofers) you work with?
  • Can you authorize emergency repairs if I'm unreachable?
  • What is your response time when you discover an active emergency?

Ideally, your home watcher can reach you immediately and also has a trusted vendor network to deploy if needed. Clarify whether they charge extra for emergency response or vendor coordination.

6. Can You Provide References from Current Clients?

A professional home watch company that has been operating for any length of time should be able to provide references from current clients — ideally from clients in your neighborhood or with a similar property type.

When you call references, ask:

  • How long have you used this home watch company?
  • Have they ever caught a problem you didn't know about?
  • How are the inspection reports — detailed or basic?
  • How quickly do they respond when you have a question or concern?
  • Would you hire them again without hesitation?

References who can speak specifically to the quality of reporting and emergency response are the most valuable.

7. What Is Your Pricing Structure?

Price transparency is a sign of a professional operation. You should get a clear, written answer to all of the following before signing any agreement:

  • What is the per-visit rate, and does it vary by home size?
  • Is billing per visit or a flat monthly fee?
  • What's included in the base rate vs. additional services?
  • Are there extra charges for storm preparation or post-storm inspections?
  • Is there a setup fee or key deposit?
  • What is the cancellation policy if I need to pause or end service?

Watch for vague answers on any of these questions. A reputable professional will have clear, written pricing and will give you a service agreement that spells out exactly what is and isn't included.

Find Pre-Screened Home Watch Professionals

HomeWatcherList features home watch companies that have been researched and vetted. Browse providers in your area, review their credentials and service offerings, and contact them directly with these questions to find the right fit for your property.