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Updated almost 10 years ago, 12/14/2014
preventing vandalism/breaking and entering
Hi there. I'm new to this site and new to real estate investing, and hoping some of you seasoned pros might have some advice for me. I am a real estate agent in the Memphis market, working on rehabbing my first investment property. I bought it at foreclosure and it was in very bad shape - a complete gut job. I'm over half finished with the project, but now am having security issues. I've been lucky so far, but now I'm having a problem. A few nights ago someone broke into the house through the back door by breaking glass and coming on in. We replaced the door and also put up a wrought iron security door on both the front and the back doors. But last night someone broke a window - one of my brand new windows too! I just had them installed last week. Since they know they house is vacant now, I am expecting this to continue unless I can find a way to stop it. Any advice would be MUCH appreciated!
Originally posted by @Mark S.:
I like the alarm system and motion lights idea, but not so much the dog. Maybe you were joking, but putting someone else's animal in harm's way over a property seems like that person shouldn't own animals. Yes, I like animals and no, I'm not some crazy animal person, but the comment just rubbed me the wrong way. Getting an aggressive pit or putting someone else's dog in a vacant house to wait for thugs who are likely armed and could stab/shoot/hurt/kill the dog without anyone there to help the animal just seems a little *** backwards to me.
I think it is safe to say that many thousands of homeowners purchase dogs in part to protect a property. The most likely scenario would involve the dog barking and the burglar moving on to another house.
Originally posted by @Rob K.:
Some of the things that I do:
1. Always have a radio playing. Talk radio is good, because it sounds like people having a conversation.
2. Install motion lights.
3. Get the deadbolts that are keyed on both sides. These are not allowed when a tenant is there, but while the house is being worked on, it's ok. If a bad guy comes in through the window, he will have a hard time leaving with a lot of stuff if he can't open the door.
4. (My favorite) Find a neighbor who's 70+. Take him a case of cheap beer and ask him to keep an eye on your house. Old guys love a side project and usually hate criminals. He will also be happy that you're fixing up this eyesore on the block. Listen to his life story for a little while and he will watch your house for sure.
I really like Suggestion #3 to prevent appliance and tool theft. Easy enough to use deadbolts with no lever during the rehab on the front and back doors, and any entry doors to the garage. But almost every property I deal with has a sliding patio door. I know how to make them impossible to open from the outside. Any clever ideas how to secure them from the inside?
Originally posted by @Account Closed:
You could probably use a hasp and padlock on the inside. But the glass is big enough to get out by breaking and walking through, so not sure how much of a deterrent you're seeking.
on the cheap we use FAKE TV. Back Yard , Barking Dog.
Window covers ASAP. with FAKE TV. looks like care taker in house.
I'd prefer to catch the thief and recover my goods.
I've used a dog tracker -- a wireless, battery operated GPS devise which sends me a text message when the 'dog' stove, or whatever runs away.
Dog tracker
Attach/insert the dog tracker to your bait, e.g. an appliance, etc. When it leaves the house, you'll get a text message and be able to track the movement or location of your goods. Search warrant no problem.
You'll have your problem solved and in jail in a week including the recovery of the stolen goods. All the neighbors will be thankful as will the other investors in the area.
Good luck!
Rick
I'll chime in and say that I've had good success with the SimpliSafe system. I've used it in two rehabs so far and it's a good, cheap and easy-to-move system. Another benefit is you can get text alerts whenever someone turns on or off the alarm which is a good way to keep tabs on your contractors. Always nice to call them at 3pm when the alarm just got turned on to see why the are cutting out early. Also, in some cities, you need a permit for the alarm system. Make sure to check your local jurisdiction to see if you need one as well.
As for putting large dogs in there, I've heard some nightmare stories in Oakland, CA. One guy put in two Rottweilers at night to protect his recently finished house. Came the next day to get the dogs only to find them both dead. Apparently some POS put poison in some meat that he threw to the dogs. Not sure if I'd risk my dog to that level of scumbaggery.
You already got some good advice here. I'd suggest two tips:
1. The most important thing is to closely monitor your vacant property. Drop by for a quick inspection on a regular basis, watching for things like broken windows, tampered locks or any other signs of attempted forced entry.
2. Keep in touch with the neighbours, letting them know you are actively trying to secure new tenants. Ask that they keep an eye out for any suspicious activity, like the sound of breaking glass or strangers lurking around.
I've also used simpliSafe, worked great, and i also leave a radio playing talk radio so that there are 'voices' in the house.
I like the idea for motion lights outside,,makes all the sense in the world
They sell fake security cameras online that use a battery to power an led light to appear real and they are inexpensive, like $20 each?. I have never had to use them but you might give them a try. I considered this once but I sold the property. I would ask your contractor if he had anyone willing/needing to stay in the property overnight until completion? I would also consider the pit bull inside as suggested previously, was gonna suggest that one myself b/c I have heard it works! You can find an owner and rent his services to drop off and pick up the dog for security. Not sure it would help but if you call the police dept and notify them of the issue and ask for a step up of security. You might also ask the neighbors for help and offer a reward if caught. Hope this helps.
I've enjoyed many of the suggestions so far. Here's my $.02:
Pro-gun and/or USMC stickers on the windows (can be scraped off with a razor blade before you show the house).
If a potential burglar thinks someone is home, and they think that someone is armed they'll move on to the next one.
Originally posted by @Jolynna Mccune:
Thanks to all of you and your helpful suggestions. I googled Simplisafe and really like what I read about that product. I love that it's portable and there's no contract. I think I'm going to give that a try. I am also going to put up the motion detector lights in the front and back and put up some lamps inside on timers, as suggested. Maybe a combination of these things will help. Thanks again everyone!
I know someone who has had the Simplisafe system for a few months and really likes it. Easy to set up and use.
I have motion detector's that work off cellular Towers....along with doors . My cost is 3 dollar's a day .Also keeps track when an employee's are coming and going .Texted to meet each time a door is open when the alarm is turned off or on.
Regards
Chuck
Originally posted by @Matthew B.:
Cover the windows so that no one can see inside and see that the house is empty. Get some lights and set them on timers to go on and off throughout the night. The type of timers that people use for Christmas lights work great. Get an old boombox and set it on a timer as well, day and night. Be sure to turn up the volume so it can be heard outside the house. Find an old tube TV with an antenna and let it run. If you have blinds covering the windows, the flickering of the TV will make people think there is someone inside. Security system signs work as well, whether or not the system is actually installed.
Also, make friends with the neighbors and ask them to keep an eye out for your house. I trimmed a neighbor's trees for her and told her I just wanted her to watch my house when I wasn't around. She repaid me by calling the police on my electrician when she wasn't able to reach me on the phone! Better safe than sorry I guess.
After my parents passed, their house was vacant for a while until we sold it. In the meantime, I kept up appearances and made sure it didn't LOOK vacant; i.e. blinds on the windows (you can get cheap, basic ones from Walmart for a couple of bucks), I kept a light or two on around the clock, and I let the next-door neighbor park in the driveway so it looked like someone was always home.
Also, they have those little speakers that are motion-activated to sound like a huge dog barking...I'm going to look into getting one of those!
I'm using low priced no contract portable alarm system called Simplisafe. I also befriended neighbors and have them watch the property.