This is for the people who rehab in low income areas.
Do you typically have an alarm system installed on the property and active at least during the rehab/selling period?
I’m curious as to opinions on this. Has anyone ever had a property vandalized?
Thanks
PC
<<Do you typically have an alarm system installed on the property and active at least during the rehab/selling period?>>
No.
<<I’m curious as to opinions on this. Has anyone ever had a property vandalized?>>
Nope…
My properties are in more lower-income, blue-collar neighborhoods – not the ghetto or the real 'hood…
Keith
No, but (and I’ve learned this from experience) NEVER EVER EVER install the outside condensor unit for the A/C until as close to the closing as you can get away with (they tend to get stolen often).
Even the builders here in nice neighborhoods (defined as average median income of above the norm for the area) have the condensors unit stolen extremely frequently.
I’ve had rehabs where both everything was stolen and a few that had been vandalized. In bad areas an alarm isn’t going to help you. The reason why the areas are bad is because even the cops are afraid to go there. If your worried about having things stolen or vandalized, just get good insurance. Locks and bars won’t do anything but make the criminals bring better things to defeat them (more damage). Alarms with no emergency response are just glorified noise makers.
Yes, I do use alarms and have never had an alarmed property vandalized. Most criminals are lazy scumbags and won’t attempt to break into a house with an alarm (or alarm sign) when there are unprotected houses nearby. I use alarms from Lowes and Radio Shack with door sensors and motion detetors. They are relatively cheap (about $100) and are wireless, making them easy to move from one job to the next.
Obviously, don’t leave more tools on the job than absolutely necessary. Additionally, don’t let anyone walk through the house during the rehab.
We’re having a major raid today with more than 150 law enforcement officers involved in a 3 day sweep. They have warrants for about 6 percent of the population of our city (mostly on drug charges). Crime is rampant and the scumbags are winning.
Mike
Sounds like Detroit.
I think it’s the entire country. Crack and Meth are running wild. I get 30-40 calls per day for rentals and it still takes me a month to find a qualified tenant for my low income rentals. Most of them have 2 to 3 page criminal records. Unbelievable!!!
Mike
I appreciate all of the advice and your time regarding replies.
The area where my rehab house is located has alot of vacant homes. In this particular house one of the rear 1st floor windows was shattered (brand new window too) using a brick, which is how the vandals entered the home. The only things missing that I can tell are the copper pipes from all exposed areas and the mantel from the fireplace in the living room. Fortunately all of the surrounding homes around this one are inhabited. Along with some of your guys advice I’m thinking of maybe posting a couple of security signs, and keeping the lawn cut and trimmed etc.
PC
I would also leave a light on and everytime you go to the house switch which light is on. Obviously, the windows MUST be covered for any of this to work. I like the $4 miniblinds from Walmart, but anything will work. Criminals are not smart - in fact they are some of the dumbest people in our society. Just keeping a light on and having an alarm sign should really help.
Mike
You can also put a small, cheap B&W TV and/or a radio on a timer so that it cuts on and off…this will give more of an appearance that someone is occupying.
Remember though, that these will be subject to theft, too!
Keith
My buddy is a fireman in Baltimore City and always says that people come in to houses that are being worked on all the time and steal the copper pipping. That is CRAZY. hope you got this mess figured out.
I live in the premier gated community in my area and they do that inside the gates during construction, too! They even make holes in the sheetrock to get to the pipes. It’s a wonder that my nextdoor neighbor’s gutters are still there!
Keith
I just acquired my first property where theft is an issue. I went around to all the neighbors; introduced myself, gave them my card and asked that they call me if they see anything suspicious. I mentioned that I was aware of the potential problems and would not be leaving anything on the jobsite and would be having someone stay on the property while work was being done (just in case I was talking to my potential problem). Most of the people there are good and want a nice neighborhood.
I came on this site today because I wanted to see if anyone had used insurance for protection during rehabbing. I’m thinking that may be the investment I need to make.
The previous rehabbers (it was a foreclosure from a hard money lender) had everything taken. Carpet, cabinets, broke through the walls and took the plumbing and electrical. Need to not have that happen again.
Thanks for the imput, GL to all, Betty
I do that when we are rehabbing, too…I’ve gotten several calls from concerned neighbors about stuff (none of which was serious, thankfully)…
We also seek out the neighborhood ‘busybody’…that was Ms. WIlson in the last neighborhood. Nothing gets by Ms. Wilson – I mean nothing! She knows EVERYONE in the neighborhood, including all of the kids, by name. She knows who’s doing what to who…
Find this person in your rehab neighborhood and it’s like finding the Holy Grail!
Keith
Thanks, think you are right there. Do you do insurance? Betty
Usually, but a couple weren’t insurable until I made some of the repairs…
Keith
Betty,
I agree with Keith. I usually put insurance on the properties while they are being rehabbed. I’m not trying to insure my tools or carpet, but I’m concerned that vandals would cause a fire and cause a total loss. Insurance for rehabbs is almost double the cost of insurance for occupied rentals (about $80-$100 per month for a SFH in my area). As Keith said, the major systems must usually be in place to obtain insurance. That includes the furnace and a functioning bathroom.
Good Luck,
Mike