We have seen many of our homes destroyed or seriously damaged by vandals or vagrants and we have been trying to find a solution to that problem. As many of you know that is one of the biggest and most expensive challenges REO listing agents face.It is dangerous to go to vacant homes alone because you never know if there are vandals or homeless people in the property. One of our agents was attacked and raped in a vacant home last year. Only by sheer luck was she able to stay alive. Everyone, this includes men, be extra careful out there!Please let me know what you are doing to stay safe and prevent the homes from being vandalized.
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I am a Licensed CPL holder. (concealed pistol license). I also will pay for the licensing of any of my agents that wish to become CPL holders. I never allow any female agents to show homes to unverified buyers without a male escort.
As for the home vandalism, neighbors are the best place to start, however we have started posting signs on the doors that say "ALL COPPER GONE".
I just stop by at the local police stations and tell them my business and they pretty much understand the trouble we face everyday with vacant properties. I sponsor their little charity groups and everytime I call on a tresspased property they are very prompt to show up.
I wish I can use some of the college kids and senior citizens, but the overhead will be high at the end of the transaction.
Upon listing, I post video surveilance notices and local police logos. I've also found talking to neighbors helps. They more than anybody want their neighborhood kept safe and crime free.
Here are a few ideas I have suggested to the brokers and agents i work with over the years that works.
1. Increase traffic to the properties by hiring a couple college students or senior citizens to stop by the property every other day at various times.
2. If the utilities are on, add timers to the lights in the kitchen, living room, master bedroom and/or the hall bath.
3. Add shades to all bottom floor and basement windows.
4. Install low end removable alarms to the front and back doors. Found at radio shack.
5. For higher end properties and if approved by the AM, have a house sitter. Students love house sitting for free housing and the student pays the utilities. Basically works like a short term lease.
6. Hire a security company. Some will offer great discounts to long term broker/agent clients.
7. Use a company list VPS above.
8. Don't give the access code to anyone that has not been verified. Avoid lazy brokers and agents that are known to give the access codes to the buyers.
9. Change the access codes frequently if using a lock box.
10. Secure the property (doors, windows, garage entry, etc)
Many agents and REO banks find satisfaction using heavy gauge steel window screens and steel doors from Vacant Property Security. They don't damage the property, they are very effective at keeping out intruders and they are rentals that are installed and removed by the company. VPS even offers decals applied to the steel window screens so that the windows look like shutters. Improves the appearance greatly. Take a look at www.vacantpropertysecurity.com.
Michael Howard > Jesus (Jesse) GonzalezJune 6, 2009 at 12:38am
Hi Jesse. Met these guys at REOMAC. I spoke to a couple asset managers about this product and didn't get a lot of love based on cost. I think its a very effective product however.
Thank you both for your useful suggestions and replying to the discussion. Some of the agents, especially the ones who do the lock outs/BPOs, have a CWP and are carrying a handgun. As a matter of fact the company schedules classes for the CWP on a regular basis.
Jesse-I've heard of VPS. Have you used them? If so how was your experience, cost and service provided?
As for keeping everyone safe, all my agents take mace and Mini-baseball bats that little leaguers use, you need the very small ones because they are light. Sounds a bit aggressive I know, but I have several Female agents on my team and we don't take chances. We have no real great solution for keeping properties from being vandalized however. I thing we have been doing lately is trying to meet the neighbors surrounding the property. We introduce ourselves explain that we are marketing the home and ask that they help keep the neighborhood safe by keeping a watch on the property. We also tell them we are going to do everything possible to keep it in good condition and would they contact us if they see any vandalism or if something is in disrepair (this also keeps them from calling code enforcement, they call us first). Occasionally we also tell them they are free to park their cars in the driveway as long as they move them on weekends where we have open houses. This helps to make someone with malicious intent that someone is living in the property.
Replies
As for the home vandalism, neighbors are the best place to start, however we have started posting signs on the doors that say "ALL COPPER GONE".
That has really helped.
I wish I can use some of the college kids and senior citizens, but the overhead will be high at the end of the transaction.
1. Increase traffic to the properties by hiring a couple college students or senior citizens to stop by the property every other day at various times.
2. If the utilities are on, add timers to the lights in the kitchen, living room, master bedroom and/or the hall bath.
3. Add shades to all bottom floor and basement windows.
4. Install low end removable alarms to the front and back doors. Found at radio shack.
5. For higher end properties and if approved by the AM, have a house sitter. Students love house sitting for free housing and the student pays the utilities. Basically works like a short term lease.
6. Hire a security company. Some will offer great discounts to long term broker/agent clients.
7. Use a company list VPS above.
8. Don't give the access code to anyone that has not been verified. Avoid lazy brokers and agents that are known to give the access codes to the buyers.
9. Change the access codes frequently if using a lock box.
10. Secure the property (doors, windows, garage entry, etc)
Carolyn Dobbs, REO Bookkeeper
Jesse-I've heard of VPS. Have you used them? If so how was your experience, cost and service provided?