Copper Thieves ruined my buildings

[Tom Ferris]

Hey all just hoping for some advice. This is from Jan. 2022

I have 3 buildings in St. Louis with 5 doors. Recently a tenant in a duplex gave notice, returned her keys and left. Aside from removing the appliances and leaving behind some junk and furniture, it was a normal departure. A week later during a walk through for the make ready, my pm noticed a door had been kicked in. It turns out both units were occupied by squatters and both units had been completely destroyed by copper thieves; from the basement to the upstairs bathrooms. I had him check a second house, which was in the process of being remodeled, and it also had squatters, and copper thieves had destroyed the building. 

We secured both buildings and I called the police and my insurance.

Unfortunately I was denied on both buildings due to the more than 30 day vacant rule. While one building was still occupied, I believe, I have no way to prove it. 

I've lost my source of income and the buildings will lose money if I sell. 

What should I do? What can I do? Does anyone know of resources that might assist in rebuilding?

Any help or advice is much appreciated. 

Thanks

Tom Ferris

[George Azita]

Check with an attorney and/or with a public insurance adjustor because I work with insurance companies frequently and they are notorious for lying to customers to deny claims. There may be a loophole, or maybe you are insured and don't need a loophole. I've had many vacant properties in Las Vegas that were in escrow when thieves stole the air conditioner condensors, every appliance and never had an insurance company deny a claim because the property was vacant. I never had an insurance company ask how long a property was vacant.`