What Is Property Preservation All About…
The rise of REO properties (real estate owned) have created a huge influx of vacant or abandoned homes throughout the country. The sheer numbers of HUD Homes in the foreclosure process are growing annually by 25% and so do property preservation companies like Safeguard that provide property preservation services.
Most lenders these days are finding it easier and more cost-efficient to use established property preservation companies or property management companies to handle influx of additional work . Lenders and mortgage companies have even created separate REO departments that handle properties that require property preservation services.
The well established property preservation companies have developed computer programming systems that allow lenders, contractors, and other parties to manage work orders or jobs created for each vacant or abandoned HUD properties. Additionally, many of the larger property preservation companies use contractors nationwide. Therefore, being up in compliance with the guidelines and regulations for each state is very important.
The U.S. Department of Housing and Urban Development (HUD) have set strict guidelines and regulations that help protect lenders and mortgage holders from further damages or costs that may be associated with the care and dispossession these properties. On April 30, 2007, a mortgagee letter was written to set regulations and guidelines for costs, safety issues, and other important factors that are necessary to perform in order to make HUD Homes saleable and free from unfavorable conditions that may raise legal or undesirable circumstances. This mortgagee letter was updated in May 12, 2008 and can be found in the following link http://www.hud.gov/utilities/intercept.cfm?/offices/hsg/sfh/nsc/ml0703qa.pdf.
The following are some of the services provided by property preservation companies:
- Securing of property
Locksets (door knobs and/or deadbolts) are changed according to lender’s asset management requirements or by abiding by applicable HUD regulations.
Padlocks, slide bolts and/or hasps are usually installed on every entry door to accompany lockset change as required for complete security of the REO properties.
Lock boxes are typically installed with an assigned bank REO code unless already provided by the realtor. Lock boxes secure keys to the property to allow third party access with written authorization only!
Board-ups are completed to secure windows, doors, and entry ways that allow easy access into the property. Applicable guidelines for security are followed based on the size of entry way and the asset management or property management companies guidelines.
Swimming pool areas – swimming pool areas are secured according to appropriate guideline requirements.
- Debris Removal
Personal property – items that are considered personal properties (ex. televisions, computers, items in good condition, etc) are typically stored in a storage for a period of 30 – 90 days depending on lender asset management requirements. Personal items that are not claimed within this period are either sold at a sheriff’s sale/auction, auctioned, or dispensed of by the property preservation companies representitive.
Debris – debris are removed based on lender/insurer/client instructions. Debris are removed and counted based on cubic yards. Lenders typically charge based on this count.
Hazard material(s) – hazard materials are removed based on lender/insurer/client asset management instructions. The dumping of hazard material MUST be followed according to city/county codes. Illegal dumping of hazardous waste is a crime and may be very costly to the individual performing this act.
Car removal – car(s) are removed based on lender/investor/insurer/client asset management instructions.
*Many lenders/investors/insurers/clients require that a dump receipt be provide to verify that the debris was dumped legally.
- Winterization
What is winterization – Winterization involves the preparation for an upcoming winter. This process involves the draining and sealing of pipes as described in the property management companies guidelines so that water does not freeze inside the pipes. If not performed correctly, pipes may burst or break and cause extensive damage to the home before the leak is discovered.
How is a property winterized -
1) Gas and/or electricity should be turned off for the boiler and the water heater.
2) All plumbing and heating systems must be drained.
3) Air pressure must be used to clear the system of water.
4) Anti-freeze must be added to all fixtures.
5) Water supply must be shut off by closing the main shut off valve.
6) Water meter must be disconnected from the cradle and left on the premises.
7) The feed pipe that leads to the main water valve must be disconnected, plugged, or capped.
All winterized items must be tagged or labeled with date of winterization and preferably the property preservation company that performs the winterization.
- Lawn Maintenance
Initial and reoccurring lawn services are provided based on the asset management requirements set by city/county/lender/investor/insurer/client. Services will usually be required one to two times per month.
- Janitorial/Sales clean
Many HUD homes that are left uncared for may need additional work done during janitorial/sales clean. The Kitchen and bathrooms must be cleaned according to sanitary standards and as required by lender/investor/insurer/client asset management guidelines. All other rooms must be free from debris and other items that are not permanently fixed to or a part of the sale of the property. Services usually include vacuuming, mopping, and scrubbing of all items in the home such as light fixtures and appliances that require cleaning.
- Pool Maintenance
Client awareness of pool condition must be made immediately. Then upon instruction and based on the pool’s condition, it must be drained, cleaned, and refilled as necessary. Chemical are added on a weekly basis along with other services that are necessary to maintain pool’s cleanliness.
- Snow Removal
Snow is typically removed based on the requirements set by lender/investor/insurer/client asset management guidelines.
- Photographs
Photographs of all services must be provided to lenders/investors/insurers/clients asset management guidelines. Many clients require before photos to be submitted prior to issuance of assignment. However, other lenders/investors/insurers/clients require all before and after service photos to be provide upon completion of assignment. Photos must indicate of the amount of service provided by field service property preservation company.
These are the typical services that are provided by a property preservation company for bank REO in the foreclosure process. As mentioned, there may be others based on requirements set by HUD and the lender/investor/insurer asset management guidelines.
Robb Reel
Midwest Property Preservation
Then, the moment the home is restored, they operate preserve it to ensure that it stays in superior shape.
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Hey there! Quick question that’s entirely off topic. Do you know how to make your site mobile friendly? My website looks weird when viewing from my apple iphone. I’m trying to find a template or plugin that might be able to correct this issue. If you have any recommendations, please share. Many thanks!
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