Request the property be cleared before closing?

Question

Howdy
I'm buying a vacant lot to accommodate my business (contractor). Its a commercial lot in a busy section of town. Unfortunately this area is rife with property crimes like folks jumping fences late at night and taking whatever suites them. I plan to incorporate 6 ft fences, barbed wire, cameras, signs eluding to the cameras and possibly audible alarms or electric top-wire to deter the would be thieves.

I was by the lot yesterday and there are a number of vehicles parked on the property, one with people living in it.

Ive got a 30 day inspection period. Wouldn't it be in my best interest to have the seller clear the property prior to closing. I rather unbelievably had someone tell me to do it myself after I gain access and control of the property.

The property is being sold with owner financing but Im not sure that makes any difference.

On another note, I am looking for ideas on how to best secure the lot against the scum that scour the city at night. Ive listed my top 5 deterrents above but would love to hear from some of you with properties in hardened/ busy urban areas. I'm a bit daunted by the prospect of having to fend of intruders in the hours I prefer to be asleep.

Mason Hickman · Answer

@Jason K.

Having it delivered vacant will be far easier and would be the preference. The Biggest missing piece from your plan is lots of light. Light up all the yard and dark corners and it will be another deterrent.

Joe Splitrock · Answer

Do it old school and have a couple guard dogs living on the property. There are plenty of aggressive dogs at the shelter that can't be placed in a typical home. I would ask them to delivery it with junk removed, but they may say no. It is up to you how hard you want to push it.

Jason K. · Answer

yeah thats kind of my impression. Im going to be using job boxes cemented to the property and a shipping container as well as adding steel lock boxes to the bed of each truck.

Lights all night  sounds like a prison yard.

Im debating the privacy slats in the fence.  Seems to me that see through from the street would be better especially with the siren.  You hear a siren and you can see through to the yard.  Leaves Joe Pettytheft highly visible as he tries to cut off my catalytic converter.

Matthew Paul · Answer

You can put up fence , lights etc . But if the criminals want it , they got it .

Charlie MacPherson · Answer

@Jason K.  You can include whatever you want in your offer.  If it includes clearing the lot of people, debris or other materials, be sure to do a walk through immediately prior to closing.  If it's not in the specified condition, either refuse to close or do a hold back of funds sufficient to remedy the situation.

Careful with the electrified fence.  You might be held liable for any injuries to someone who gets shocked - even if they're trespassing and even if there are prominent signs.  I don't know if that meets the legal definition for being a booby trap, which I believe are illegal everywhere, but I'd talk with an attorney about it.

You might consider a few "junkyard dogs", again with highly visible signs and attorney consultation.  Nix the motion activated lights - full brightness all night if the town allows it.

Jason K. · Answer

THanks Mason.  I do plan to use a lot of motion detected light.  Ive already begun purchasing solar LED motion detecting lights to make the cameras more effective....and ward off the vagrants.  Im originally a Mass boy myself.  Spent many many many summers in Sandwich and Marstons Mills with my cousins and Grandparents.  Love the cape, hated the summer traffic. Its so pretty in the winter. Thank you Theresa. Unfortunately I'm the fence company lol.  Ill be on it ASAP. I plan to stretch a chain across the entry to the lot with a No Trespassing sign in the interim. might be smarter to get jersey barriers.

In any event yes a clear lot would be less hassle.  I dont want to run into any squatter issues after the deal goes down.

Theresa Harris · Answer

Have it delivered vacant and meet with the seller at the lot to ensure it is empty.  Arrange for the fencing company to come by and put the fence up as quick as possible.

Request the property be cleared before closing?

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