An empty house shouldn’t be the estate’s biggest worry.
I’m Robert Kirkland, owner of Anchor & Key. When a home sits empty — in probate, between owners, or in an association’s limbo — I walk it on a schedule with a written checklist and send a timestamped photo report the same day. For a personal representative eight hundred miles away, that report is the difference between wondering and knowing.
The record is the product.
Every visit runs the same written checklist — moisture points, AC and humidity, doors and windows, signs of entry, whatever’s taped to the door — and ends with a dated, timestamped photo report delivered the same day. Issues get logged and followed until they’re resolved, not mentioned once and forgotten.
For the estate’s file
A dated condition record, visit after visit — clear proof the property was cared for, useful to the personal representative and to anyone they answer to.
Problems found in days, not months
A tripped AC breaker, a slow leak under a sink, an association notice on the door — in a closed house these run unwitnessed until someone walks in. I’m the someone.
Keyholding & vendor meetings
I hold a key under documented control and meet contractors, adjusters, appraisers or movers at the house — so nobody flies down to open a door.
Storm response, honestly stated
After a named storm I visit every property in a published order — members first, then professional engagements — and report what’s true. Nobody can promise more, so I don’t.
Two things families often hear about too late.
Estate & professional rates. Vacant properties only.
| Single documented visit | $95 |
| Biweekly — two visits a month | $179/mo |
| Weekly visits | $349/mo |
| Post-storm documented visit | $95 · after all members, in the published order |
No onboarding fee for estate and professional engagements. The first visit runs long for a full photo baseline — that’s included. Month to month, no term; the engagement ends when the property sells or the estate closes.
Invoiced monthly. For law firms, agents and associations: invoiced to the firm, net 15 — never to the homeowner. Certificate of insurance available naming your firm or association.
Vendor discipline, in writing, before you ask.
I’m an active Florida real estate agent — that’s a credential here, not an angle. Anchor & Key is a separate property-care company, and every professional agreement carries this clause verbatim:
Access is client-arranged — a lockbox code or a handed key, logged and returned in writing when the engagement ends. Visits are property care, not inspections: nothing opened, nothing dismantled, no opinions on structure or value — if you need a licensed inspector, an adjuster or a contractor, I’ll meet them at the door instead of pretending to be one.
Read a full sample report first — for this work, the report is what you’re buying.
What this service is not.
- Not legal advice, and I’m not an attorney — questions about the estate itself belong with your probate attorney. My lane is the house.
- Not an insurance opinion — your carrier answers policy questions. I just document what’s true on the day of the visit.
- Not prevention. A visit finds problems early and puts them on record; it cannot stop one from starting between visits. Anyone who promises otherwise is selling something.
- Not a crew. One person — me — every visit, with a book deliberately capped so it stays that way.
Tell me about the property.
Where it is, how long it’s likely to sit, and who should receive the reports. I’ll tell you plainly whether it’s a fit and when I can make the first visit.