How to prevent squatters/thieves between tenants

Question

I have a property that is having issues with squatters and thieves (taking the copper piping and water heater). The property has been vacant since February. I have a property manager, but it takes a very long time for anything to get done, and it seems like she can care less about what happens to the property. I want to switch property managers, but I've already picked the vendors for the work to be done (the majority of the work hasn't started yet, because I've been waiting on a bid for the water heater). My property manager's only solution to prevent squatters and thieves is to fix up and re-rent the property quickly after tenants move out. I agree, but that has not happened, and I need a solution to the current problem.

I'm worried about spending thousands of dollars to fix up the property, and then squatters/thieves/vandals undo all that work. New windows will also be installed onto the property. What course of action should I take? Thank you for any advice.

I'm worried about spending thousands of dollars to fix up the property, and then squatters/thieves/vandals undo all that work.  New windows will also be installed onto the property.  What course of action should I take?   Thank you for any advice.

Brianne H. · Answer

In university I worked part time as a note taker, and one class I worked in was a criminology class. Fascinating class, but the thing I remember most was the teacher (former police officer) said that while alarm company signs in the yards are good, any thief knows that it could take 20 or 30 minutes at least for someone to show up. Far more effective from a deterrent standpoint is have Beware Of Dog signs on the property, a big dog bowl with some water in it, and the largest, rattiest-looking pair of men's workboots you can find sitting on the porch. That, and having lots of outdoor light. I think if you do that, plus have the portable alarm inside, lights and TV/radio on a timer, blinds/curtains, a cage on the AC and someone checking in regularly, hopefully you should be okay.

Jay Hinrichs · Answer

the issue is you bought a home in an area that obviously is rough and probably should just be sold.

clients of mine that work these areas do the following.

1. when they have a turn over condenser is removed same day and stored

2. hot water heater moved and stored

3. HVAC system they hope wont get stolen or copper removed

4.  they live there and constantly watch the property best they can but they even get hit.

to expect PM to keep this from happening is not reality.. its the asset class

JP P. · Answer

@Mathew Aron  I like some of the things the people above have said....but ULTIMATELY you have to think like a criminal.  Hence my background in growing up in the "hood"  I would hopefully give you some insight.

1. As @Jay Hinrichs mentioned DON'T put the condenser or water heater until you have tenants and you can have eyes there the few days between installation and tenants move-in.  And when you do install the condenser PUT A CAGE AROUND IT. lol

2. As everyone as mentioned I would do Simpli Safe as well.  The thing is with those, if I'm in and out quick..."you gotta catch me!" So what I'm saying is DO put a monitoring alarm system in, but the REAL criminals don't care.

3. You mentioned windows....I would install the windows and screw gun board the first floor windows when completed to potentially not have them broken. Second floor as well depending on the neighborhood.  Kids in mine didn't care throwing rocks high in the air to break second floor windows.

4. On the doors I would recommend something like this to help prevent people from kicking in doors

https://www.amazon.com/dp/B00E9ZGWNQ/_encoding=UTF8?coliid=I20WA588CFUFM1&colid=183FJ67YS0IQA

Now as for your property management personnel, you should rethink your business with them moving forward because both your interest seem to not be in line.  And me personally if our business interest aren't in line together, I may not be benefitting by giving you money.

Hope that helps and gives you some prospecitive.

Account Closed · Answer

@Mathew Aron "The property has been vacant since February.  I have a property manager" "I'm worried about spending thousands of dollars"

This is the definition of "cognitive dissonance".

Grab a nice glass of wine and ask yourself "do I **really** want to be a landlord.

Walt Dockery · Answer

A yard sign will not call you if someone accesses the property.  With a property that's been vacant that long, who knows how long it would be before he realized it's been burglarized/vandalized etc.

As others have said though ... why has it been vacant so long?

I'd also add to advice to have an alarm ... if possible try to make the property not look obviously vacant.  I.e. keep the grass mowed, have some lights on timers (esp exterior lights), and generally keep it looking clean and well maintained.

Linda S. · Answer

@Mathew Aron,

It's been vacant since February?!  It's almost August.. obviously it's overpriced, or maybe your PM isn't accepting clients that would be interested in it..   fire the PM.    We put fences around the yard or cages on the  HVAC units, and if copper piping is stolen we only do pex.   Make sure you have blinds, and make it look lived in.     Personally, I like to put fake alarm system signs in the yard, it gives the same affect without the cost!

Jassem A. · Answer

Put pex or cpvc in instead of copper lines. Having copper lines in a bad neighborhood isn't smart.  Water heaters aren't that expensive especially used ones and they are pretty easy for anyone to install. I usually worry more about the HVAC. You could always try and stick the next water heater in the attic and that would make it harder for them to steal it. If people are squatting then you really need to get the police out there to have them removed. Maybe ask a neighbor or your lawn care person to contact you if they notice squatters.

Walt Dockery · Answer

Monitored alarm.  Any wireless system should be easy to move from one property to another, as others mentioned, Simplisafe is one such option.  Frontpoint is another.  A local alarm company will likely have many more options (pretty much any wireless panel can just be plugged in and set on a shelf, does not need to be built into a wall, and wireless sensors attach w/ 3m tape and are easily moved).  I have a 2gig panel at my house and my rental.

How to prevent squatters/thieves between tenants

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