Guides for homeowners
Home Watch vs. House Manager vs. Property Manager
The short answer
Home watch checks on an empty home. A house manager (or home concierge) runs the home's upkeep, projects and vendors. A property manager runs a rental for an owner who is not living there. They overlap, but they solve different problems.
The terms get used loosely, and providers often blur them. Knowing the difference helps you ask for the right thing and compare quotes fairly.
Side by side
| Compare | Home watch | House manager / home concierge | Property manager |
|---|---|---|---|
| Built for | Homes that sit empty (second homes, snowbirds, travel) | Homes people live in and want run well | Rental properties |
| Core job | Periodic inspections to catch problems early | Ongoing maintenance, projects, repairs and vendor oversight | Tenants, rent, leases, turnover and compliance |
| Typical visit | Walk the property, check for leaks, damage, pests and security, run water and HVAC | Schedule and supervise work, keep records, be the single point of contact | Showings, tenant requests, inspections, accounting |
| You get | A report after each visit | A managed home, a maintenance calendar, system records | Rent collected, units kept filled |
| Who it suits | Owners away for weeks or months | Busy owners who want one call for everything | Landlords |
How to decide
- You live in the home full time: a house manager or home concierge is the closest fit. You rarely need inspections of an empty house, but you do need upkeep coordinated.
- You own a second home or lake house, or travel often: home watch covers the gap while you are gone. Adding management means repairs found during a visit actually get handled.
- You own a rental: you want a property manager. Home watch and house management do not handle tenants or leases.
- You have more than one home: a single provider that does both watch and management avoids gaps between vendors.
Questions to ask any provider
- What exactly happens on a visit, and do I get a written report?
- Are you insured and, if you handle keys or codes, bonded? Who holds them?
- What happens if you find a problem: who do you call, and what can you authorize?
- How do you charge for vendor work? Is there a markup?
- Who covers for you when you are away, and who actually comes to my home?
Where ABODE fits
ABODE is a home concierge: we manage the home's maintenance, projects and vendors so you deal with one team. Our Home Watch service covers homes that are empty for part of the year, and members can add it where it makes sense.
Frequently asked questions
Is home watch the same as house sitting?
No. A house sitter stays in the home. Home watch visits on a schedule and inspects.
Can home watch fix problems?
Typically it identifies and reports them. Fixing requires either your approval of a vendor or a management arrangement.
Do I need all three?
Rarely. Most owners need one or two, depending on whether they live in the home and whether it ever sits empty.