House broken into Before Closing. Whose Responsible for Damages?

[Lauren C.]

Hi BP Community! I'm currently scheduled to close on a duplex this Friday. Went over to the property today to ensure the smoke detectors and what not worked for the CO inspection and noticed the front door was kicked in leading to the second floor unit and a window was broken on the first floor unit. No other damages were made and nothing was stolen. (That I've noticed yet.) The property is a HUD home and being managed / kept up by a third party company until we close. Usually there are zero negotiations with foreclosures as they are being sold as is, but these damages are new. Is HUD responsible to fix the window, door jam and door? Thanks in advance for everyone's thoughts!

[Greg H.]

HUD policy has typically been that the will address damages that occur after the contract has been ratified. However, you are probably not going to like the way they are addressed. They will more than likely see the fix as caulking in a piece of glass and shoring up the door jam. It may also delay your closing to get the crappy repair done. So what I am saying is you might just want to "deal with it". If and this is a big IF you can find the decision maker, you might be able to get a small credit ($100 or so). I was give $150 when a stainless steel stove was stolen(a brand new one at that).

Contact the Field Service Manager and state your case but again in my opinion delaying the closing is just not worth it

Also, this may seem rediculous to people, but going in and replacing or installing smoke detectors can technically be a felony as you are altering federal property. I am not saying it doesn't happen but just be aware that HUD does not allow any repairs or alterations prior to closing