House Vandalism, Steps and measures

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House Vandalism, Steps and measures

Randon B.
Appraiser · Austin, TX · Member since 2014 · 162 posts · 19 votes

This hasn't happened to me but I'm sure it happens often.

Say you get a vacant house under contract, and the seller lives out of city/state.

You get permission to have your partners/ buyers to come by and look at the property, possibly state in the contract being able to put a lock box on the house.

BAM! The house gets broken into, all of the copper is missing and the place is trashed. If I was the seller and I got news from someone that was supposed to be helping me out I would be ticked too.

You can't just pointing your finger at buyers, maybe it was a neighbor that realized the place was vacant and took advantage of the situation, maybe all the new added interest in the property got the wrong peoples attention. 

Especially if your using the internet to broadcast your property where essentially anyone could see it.

What are steps that you would take if this happens? Or steps that you could take to prevent something like this from happening?

Thanks guys!

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George C.
Involved In Real Estate · My City, NJ · Member since 2013 · 181 posts · 81 votes
12y

I make them look not empty. I put cheap mini blinds up, newspaper on the porch, kids toys, bike in front & leave a car in the driveway. I always do this when buying or remodeling, not just for vandals, but for insurance purposes. If your insurance company comes around (and believe me they do) and see the house is empty of 30 days they will either cancel your insurance or charge you for empty structure rate ( which is a lot more money).

I've done this with REO props that I had under contract too, I've changed the locks & taken off the lock boxes, once I knew the deal was solid.

  This might not work in bad areas, but will work in decent areas.

 You could rig up a battery power & timed light / radio inside if there is no power on at the property, all goes to help with the look of occupancy.

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  • Jassem A.
    Investor · PA · Member since 2013 · 1k+ posts · 602 votes
    12y

    Insurance might cover it.  If it's common for people to steal copper then don't use copper for pipes.

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  • George C.
    Involved In Real Estate · My City, NJ · Member since 2013 · 181 posts · 81 votes
    12y

    I make them look not empty. I put cheap mini blinds up, newspaper on the porch, kids toys, bike in front & leave a car in the driveway. I always do this when buying or remodeling, not just for vandals, but for insurance purposes. If your insurance company comes around (and believe me they do) and see the house is empty of 30 days they will either cancel your insurance or charge you for empty structure rate ( which is a lot more money).

    I've done this with REO props that I had under contract too, I've changed the locks & taken off the lock boxes, once I knew the deal was solid.

      This might not work in bad areas, but will work in decent areas.

     You could rig up a battery power & timed light / radio inside if there is no power on at the property, all goes to help with the look of occupancy.

    1Reply
  • Randon B.
    OP
    Appraiser · Austin, TX · Member since 2014 · 162 posts · 19 votes
    12y

    That's fantastic @George C. ! The toys in the yard are a great idea! 

    I've been thinking about buying some of those t.v. lights as well, they plug into a wall outlet and from the outside make it look like there is a tv on.

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  • Randon B.
    OP
    Appraiser · Austin, TX · Member since 2014 · 162 posts · 19 votes
    12y

    @Jassem A. 

     Well if the house was built using copper pipes and wiring there is not much you could do about it.

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  • Jassem A.
    Investor · PA · Member since 2013 · 1k+ posts · 602 votes
    12y

    I usually put in metal screws at an angle to prevent someone from kicking in the backdoor instead of locking the deadbolt and screws to prevent someone from opening the downstairs windows

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  • Hattie Dizmond
    Investor · Dallas, TX · Member since 2014 · 2k+ posts · 1k+ votes
    12y

    @Randon B. 

    First, please be careful with the suggestion to make the property look occupied, when it isn't.  Insurance companies are not stupid.  If something happens, and you file a claim, they will come out to inspect the property.  Also, if you file a claim for copper stripping, that screams vacant property.  Do you really want to start your business out basing it on deceit?  Pay the extra and admit the property is vacant, while it is being rehabbed.

    Second, in the scenario you put forth, you have the property under contract.  You don't own it yet.  Don't EVER post the address of a property you don't own on the internet.  I would also caution against giving the lockbox code to anyone you don't know...actually know, not just have spoken to on the phone a couple of times.  Use a realtor, do it yourself, whatever, but meet them at the house.  The house is not yours yet.  You need to ensure you're doing everything possible to protect the asset of the seller. 

    Finally, you should probably make sure you have some kind of umbrella policy for your REI company to ensure you are covered, should someone decide it was your fault.

    1Reply
  • Randon B.
    OP
    Appraiser · Austin, TX · Member since 2014 · 162 posts · 19 votes
    12y

    That's great @Hattie Dizmond 

     You're right though, that's the last thing that I want to be known for is being deceitful in my business. 

     I do like the idea of making it look not vacant to criminals though.

    Ok say that you, don't post the address ever, and only give out lock box code to trusted individuals that you may have worked with before. 

    But there are going to be new people at times that you have never worked with, is there a way to almost "screen" their track record?  Before you take the time to show them the property so they can do their due dilligence?

    Is this a case of being a great judge of character?

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  • Hattie Dizmond
    Investor · Dallas, TX · Member since 2014 · 2k+ posts · 1k+ votes
    12y

    @Randon B. 

    My advice would be to network like a mad man and make sure you have quality deals. By doing that, you're going to be able to cherry pick the buyers you work with. Particularly here in Texas, deals are hard to come by. If you have a great deal, you will have no problem attracting quality buyers. Get involved with your local REIA. Meet buyers. Talk to them about what they are looking for in deals. Take them to lunch.

    If you do wind up with folks that you don't know, ask for references.  Most serious buyers will not mind you vetting them.  If they do...run away!

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