Service
Second-Home Monitoring for Seasonal Homes
When the house sits empty for weeks, small problems turn into big ones. We set up freeze, leak, power, humidity and door alerts that text you, plus a private AI assistant you can ask "is everything OK at the house?" Most second homes fit the Smart Home package at $6,995, with the AI computer included.
Built for houses that sit empty
Much of the East End and a good share of Miami are second homes. They're full in season and quiet the rest of the year. The quiet months are when a slow leak under a sink, a furnace that quits in a January cold snap, or a door that didn't latch goes unnoticed for weeks.
Second-home monitoring is a set of sensors and rules that watch for those problems and text you the moment something changes, with enough detail to decide what to do. Because Kotoh Home adds a private AI assistant, you can also just ask: "What's the temperature in the basement?" or "Did the cleaners lock up?"
What we monitor
| Risk | What we install | What you get |
|---|---|---|
| Frozen and burst pipes | Temperature sensors in the coldest rooms, basement and crawl space | A text when any room drops below your set point, before pipes are at risk |
| Water leaks | Leak sensors at water heaters, washers, sinks, toilets, the main line; optional automatic shutoff valve | An immediate alert, and with a shutoff valve, the water closes automatically |
| Power loss | Power monitoring, battery backup for network gear, optional cellular backup | An alert when power drops and when it returns |
| Heating failure | Thermostat monitoring and room temperature trends | A warning when the house isn't holding temperature, not just when it's already cold |
| Humidity and mold | Humidity sensors in basements, closets and closed rooms | A nudge when humidity stays high, a real concern in Miami and in shut East End houses |
| Doors and access | Door and garage sensors, smart locks, entry cameras | Status at a glance, temporary codes for service visits, a log of who came and went |
Alerts you'll actually read
A monitoring system that texts constantly gets ignored. We tune each rule so it fires on real problems: a temperature trend, a sensor that stays wet, a door open longer than a set time. Alerts go to you and, if you want, to your caretaker or property manager, each with their own access level. Then the assistant can answer follow-up questions in plain language, so you don't have to open five apps from a restaurant in the city.
Opening and closing the house
Seasonal homes have two big days a year. We set up a "closing" routine that lowers the heat to a safe setback, shuts off what should be off, arms the alerts and confirms every door is locked. An "opening" routine reverses it before you arrive. If you're closing up an East End house this fall, our guide to closing up your Hamptons house for winter covers the full checklist, automated and not. For Miami homes, see the hurricane season smart home checklist.
Keeping the alerts reliable
Alerts are only as good as the connection that sends them. Part of every monitoring install is making sure the system can still reach you:
- Battery backup for the router and hub, so a short outage doesn't silence the house.
- A cellular backup connection where the internet is unreliable or the house is remote.
- Devices that work locally, so rules keep running inside the house even if the internet drops.
- A weekly health check: if a sensor's battery is low or a device goes quiet, you hear about it from us, not after it's too late.
The network side is covered in detail on our network and security page.
Prices
- Smart Home: $6,995. Fits most second homes. It includes the AI computer and assistant, a hub for up to about 25 devices, the opening and closing routines, alerts and a secured device network.
- Estate: from $10,995. Large or multiple properties, guest houses, and caretaker or staff access.
- Sensors and valves are quoted at the walk-through based on the size and layout of the house. An automatic water shutoff valve is installed by a licensed plumber.
Most second-home owners add a care plan ($149 a month, or $299 for Estate) so batteries, updates and sensor health are handled for them.
What's not included
- Plumbing and electrical work, which is done by licensed trades we coordinate with.
- Professional alarm monitoring or emergency dispatch. We connect your alerts to you and your caretaker; dispatch stays with your alarm company.
- Physical caretaking visits. We can give your caretaker access and alerts, but we don't replace them.
Common questions
What should a second-home monitoring setup include?
At minimum: water leak sensors at likely failure points, low-temperature alerts, a power-loss alert, and door and garage status. Many owners add humidity monitoring, cameras at entries, and an automatic water shutoff valve.
Will I get an alert if the power goes out?
Yes, if the system has a way to send it. We plan for that with battery backup for the network equipment and, where coverage is poor, a cellular backup connection, so the alert can still get out.
Can the system shut off the water automatically?
Yes, with a motorized shutoff valve installed by a plumber on the main line. When a leak sensor trips, the valve closes and you get a text. It's one of the most valuable additions for an empty house.
Does this replace my caretaker?
No. It tells you and your caretaker what's happening between visits, so they can go when something actually needs attention. We can give your caretaker their own limited access.
Does my insurance company give a discount for this?
Some insurers offer discounts or require water shutoff devices for certain homes, but policies vary. Check with your insurer before you buy, and we'll provide a list of what was installed.