House flipping the "homeless hangout" -- advice needed

Rehabbing & House Flipping
3yFollow

House flipping the "homeless hangout" -- advice needed

William Barr
Investor · Atlanta · Member since 2021 · 18 posts · 5 votes

Recently we've started work on an inner-city house flip. Turns out, this property is a known homeless hangout. We didn't know this at the time of inspection, but since then we have had several run-ins with 2-3 homeless people camped out on our property.

The first time, we called the local PD and they sent the homeless people away - no arrests or anything like that. However, they are coming back and stealing things/trashing the grounds. The catch is that this is happening at night, so we can't just drive by and monitor it during the day (they are out walking the city during the day). The other catch is that this renovation needs a full rewire, so there's currently no electrical for a security system to be installed.

What is a good solution for us to keep them from trespassing and damaging the property any further? Open to all ideas. Anybody have firsthand experience dealing with this situation?

Thanks!

0Reply
44 views

Most Popular Reply

Steve K.
Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes
3y

Install a super loud, hidden stereo system in the property and play the Macarena on repeat 24-7.

3Reply
See this reply in the discussion

20 Replies

Jump to latestLatest
  • Ray Hage
    Investor · Fort Lauderdale, FL · Member since 2020 · 1k+ posts · 755 votes
    3y

    You're in a tough position. I would stop work on the house till you can get it safe. You might just have to show up in the middle of the night here and there to monitor it. Your other option is to hire someone to do that. Another option is to get friendly with the neighbors of that house and ask them to monitor if anyone comes by in the evening say 11pm or earlier.

    I don't have experience in dealing with homeless but I have some land in West Palm Beach, Florida that people would stay at with their trailer or car overnight because it was a big empty lot. It is about an hour away from my house in Fort Lauderdale. I got friendly with 2 of the neighbors and they would let me know if they see a car or RV there. 

    1Reply
  • Scott Phillip
    Boise, ID · Member since 2023 · 9 posts · 14 votes
    3y

    Hi William. Although I don't work in real estate, my employer does have a real estate division. Our "problem" properties are in rural areas; we contract with security firms to patrol the properties and report issues immediately to the local sheriff. The downside - it's expensive.

    I suppose you could use cellular-based trail cameras that ping your phone and shoot video when triggered. Alternatively, since electrical service isn't available, you could use a cellular, battery powered mobile hotspot with Blink cameras, provided the hotspot could be protected from theft.

    Scott

    2Reply
  • Scott E.
    Contractor · Scottsdale, AZ · Member since 2010 · 2k+ posts · 3k+ votes
    3y

    I'd put up a construction fence with several big and clear "NO TRESPASSING" signs.

    Then I'd wire motion sensor flood lights in the front and back out the home, out of reach.

    And last I'd pay a security company to mount a camera out front. There is a great company out here in AZ who sets you up with 24 hour 360 degree monitoring and it's only $150 per month. Probably something similar available in your area.

    Bummer of a situation but you'll get rid of them. What I'd be more worried about is how this will impact your resale.

    3Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    3y
    Quote from @William Barr:

    Recently we've started work on an inner-city house flip. Turns out, this property is a known homeless hangout. We didn't know this at the time of inspection, but since then we have had several run-ins with 2-3 homeless people camped out on our property.

    The first time, we called the local PD and they sent the homeless people away - no arrests or anything like that. However, they are coming back and stealing things/trashing the grounds. The catch is that this is happening at night, so we can't just drive by and monitor it during the day (they are out walking the city during the day). The other catch is that this renovation needs a full rewire, so there's currently no electrical for a security system to be installed.

    What is a good solution for us to keep them from trespassing and damaging the property any further? Open to all ideas. Anybody have firsthand experience dealing with this situation?

    Thanks!

    Simple, throw them out, lock it up, and make sure your boots on the ground make them understand to never come back. Many 1st hand experiences with this. 
    ITS ALL about your team. 
    1Reply
  • William Graham
    Lender · Little Rock, AR · Member since 2023 · 33 posts · 9 votes
    3y

    This is from the perspective of when I was a property manager at a storage facility in Phoenix, AZ. There, the homeless population can be a problem. I started working with the police and got to understand a little more about the laws. The first thing discussed was putting up no-trespassing signs. It seems simple enough; however, verbal words don't usually stand scrutiny in the legal system. The no-trespassing signs all over the place make it more likely that the homeless can be arrested for trespassing. As mentioned already, trail cameras can be mounted around the house and inside, covering all entry points, windows, and doors. I fully understand the setbacks that happen when property is damaged and the delay that takes place dealing with insurance and trying to get back on track for completing the project. The next thing I did was ask that when the police drive by, they specifically include my facility in their rounds. Just a couple stops per night on rounds made a difference, and I could see them on my camera system. You may be required to file police reports targeting damages, etc., and this can bring matters to their attention. I would say to get to know the laws of the jurisdiction where your house is located and the law enforcement officers. They can be your best resource. 

    3Reply
  • Katlynn Teague
    Real Estate Agent · Atlanta, GA · Member since 2022 · 352 posts · 219 votes
    3y

    Hey William, it stinks you have to deal with this. A good bit of my investors have had some. similar situations happen. @Bob S. is absolutely right it is all about your team. Another note do not leave anything in the house and make sure your team does not leave their trucks unlocked even when going in and out of the house. We have had situations here in Atlanta where people would steal stuff out of their trucks. As soon as you get wired add a simply safe security system on the house. You can also keep the windows boarded up until you are getting close to listing. Maybe even shoot the local PD a call and let them know you are renovating the house and ask if their night shift patrol and drive by every night until you are able to secure it! 
    I wish you the best of luck, I hope some of this helps! 

    1Reply
  • Steve K.
    Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes
    3y

    Install a super loud, hidden stereo system in the property and play the Macarena on repeat 24-7.

    3Reply
  • Alexander Yates
    Investor · Reno, NV · Member since 2018 · 53 posts · 44 votes
    3y

    @William Barr - if you have a few thousand dollars available in your budget, it would be worth looking into a construction camera. I am currently renovating a multifamily property in NE Ohio that's not in the best area and considered using a company called iBEAM (https://ibeamsystems.com/) but there may be other offerings in your area. This company has solar and rechargeable battery solutions that don't require a direct power source. I didn't end up using them because this was an afterthought; I didn't plan for the expense or have enough budget left with an extensive scope of work. Maybe it would work for you though. Good luck! Let us know how it goes.

    1Reply
  • Alexander Yates
    Investor · Reno, NV · Member since 2018 · 53 posts · 44 votes
    3y
    Quote from @Steve K.:

    Install a super loud, hidden stereo system in the property and play the Macarena on repeat 24-7.


     Now there's an idea!

    2Reply
  • Joseph Dasmerces
    Rental Property Investor · Myrtle Beach, SC · Member since 2017 · 22 posts · 12 votes
    3y

    Investing in a Construction Camera would be a wise move, also some type of solar powered flood lighting if possible would be helpful.

    1Reply
  • Doug Smith
    Lender · Tampa, FL · Member since 2013 · 2k+ posts · 2k+ votes
    3y

    We've had similar issues. We now have several sets of Simply Safe cameras for houses we're working on and Trail Cams for lots where we are doing the early stages of construction. They've saved us from more than our share of potential squatters. 

    1Reply
  • Michael SmytheBusiness Member
    Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
    3y

    Hire someone to hang out there at night.

    Logical Property Management4.9446 Reviews
    WebsiteView Page
    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    3y

    I would get a privacy fence. 

    [email protected]614-802-5698
    ReafCo | Ahmed Group 55 Reviews
    WebsiteView Page
    0Reply
  • Josh Bowser
    Real Estate Agent · Atlanta, GA · Member since 2020 · 414 posts · 233 votes
    3y

    @Steve K. - has the right idea!!

    @William Barr - can you leave a truck parked there (locked) and play construction sounds with flood lights on the interior of the house? Maybe a scarecrow sitting in a chair with grumblings of an old man playing as well?

    1Reply
  • Carlos Ptriawan
    Member since 2019 · 7k+ posts · 4k+ votes
    3y
    Quote from @William Barr:

    Recently we've started work on an inner-city house flip. Turns out, this property is a known homeless hangout. We didn't know this at the time of inspection, but since then we have had several run-ins with 2-3 homeless people camped out on our property.

    The first time, we called the local PD and they sent the homeless people away - no arrests or anything like that. However, they are coming back and stealing things/trashing the grounds. The catch is that this is happening at night, so we can't just drive by and monitor it during the day (they are out walking the city during the day). The other catch is that this renovation needs a full rewire, so there's currently no electrical for a security system to be installed.

    What is a good solution for us to keep them from trespassing and damaging the property any further? Open to all ideas. Anybody have firsthand experience dealing with this situation?

    Thanks!


     What you really need is not trespassing sign but what you should is you barricade all entry/window/fence with board, and make it it is a war situation. Have one hidden entry for example with garage.

    Play tough with the homeless 

    0Reply
  • Carlos Ptriawan
    Member since 2019 · 7k+ posts · 4k+ votes
    3y
    Quote from @Alfath Ahmed:

    I would get a privacy fence. 


     they would jump over the fence, I put so many barricade in my construction before they no longer able to get in, use barbed wire if necessary

    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    3y
    Quote from @Carlos Ptriawan:
    Quote from @Alfath Ahmed:

    I would get a privacy fence. 


     they would jump over the fence, I put so many barricade in my construction before they no longer able to get in, use barbed wire if necessary


     That is definitely tough. I would look to get this flip done as soon as possible and sell. You need to get out of this warzone. 

    [email protected]614-802-5698
    ReafCo | Ahmed Group 55 Reviews
    WebsiteView Page
    1Reply
  • Carlos Ptriawan
    Member since 2019 · 7k+ posts · 4k+ votes
    3y
    Quote from @Alfath Ahmed:
    Quote from @Carlos Ptriawan:
    Quote from @Alfath Ahmed:

    I would get a privacy fence. 


     they would jump over the fence, I put so many barricade in my construction before they no longer able to get in, use barbed wire if necessary


     That is definitely tough. I would look to get this flip done as soon as possible and sell. You need to get out of this warzone. 


     in my experience, it is a war zone, man they would not care if you have sign ,camera,etc ; they are still tresspassing EVEN when there's police and even when there're people including me inside the house. Good luck bringing lawyer to situation. You need to be tough and show it.

    The best situation to handle this is actually have few MEN really live in the house (you pay them) so they afraid of attacking the house. You can't use normal way to go against abnormal people.

    0Reply
  • Carlos Ptriawan
    Member since 2019 · 7k+ posts · 4k+ votes
    3y

    The fact that there's no electrical in the house is a bit good thing so they can't find heat source in there. Also you may want to remove the toilet before they broke it. What we did during those times is we board the house and also using barbed wire, so when crew started working, we open the board. You really need a very very loyal contractor/sub-con that can work in this situation. Pay them well. If you show strength those 1/3 zombie would not come again.

    0Reply
  • Andrew Block
    Developer · Boca Raton, FL · Member since 2023 · 6 posts · 1 vote
    3y

    We have had to deal with this many times - we firstly board up the entire property including windows and doors etc to prevent access. We then add a bunch of motion activated dog barking sound makers that are cheap on amazon. Also what has worked well are solar lights that are bright and hang, and in FL there are fake bees nests you can get from amazon that we sometimes put up that keep people away. There are also bad smelling dispensers that can turn off in the morning when your workers get on site that can make it tough to stay during the night.  The more light and sound that brings attention to the trespassers, the more likely they will go to the next door house. 

    1Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free