How to stop houses getting trashed pre move in.

Question

Interested in any advice opinions on any strategies to stop houses getting vandalized post rehab and pre move in.
Seems to be a developing trend here in Memphis in good areas houses are being stripped of copper etc. We had 2 in a week where they took water heaters,  left the water on and we have huge damage (and huge repair bills).
How do you slow the thieves down?

Jon Klaus · Answer

Leave a vehicle parked there.

Lights on inside.

Window coverings.

Chris Clothier · Answer

Dean -

A few things that we try to do to prevent these kinds of things from happening.  Basic generic things, but they are deterrants and taken as a whole absolutely reduce the incidence of vandalism.  We do these things in both Memphis and Dallas

1.  Security glass door front and back on every property.  (If water closet is outside, it needs a solid door with deadbolt, in my opinion).

2.  Security sign in every front yard.

3.  Never leave trash in front of house at curb - for anything.  This invites thieves to steal new "things" you have put in the house.

4.  Cut back bushes from around windows and doors and cut trees up above gutter line unless they are a possible source of future plumbing problems in which case remove.  This is so that a burglar has no cover as they try and review a house to vandalize.

5.  Put a sign on a caged ac unit warning of threat of electrocution if they tamper with wires.

6.  Simple pad lock on gates for access to back yard.

7.  Lastly, try to have as much traffic as possible.  Either rental agents or renovation crews or even your vendors just stop by houses if they are working close by.  A lot of traffic generally keeps people away from houses.

This happened to me on one of my personal properties a couple of years ago and was the only time I had an insurance claim because the water damage was so bad.

Dean Letfus · Answer

Obviously Memphis is worse than where y'all are. We are getting boards with 4 inch screws broken into sometimes. Curtains wouldn't cut it :-).

After everybodys advice today we are going to test burglar alarms!

Dawn Anastasi · Answer

So far the only thing I've done is curtains on the windows.  On my second property, I didn't do curtains, and the house got broken into and copper stolen.  From now on, it's always been curtains and I've not had any issues.

Bryan H. · Answer

Window coverings so they can't see in. Put TVs, radios and lights on different timers in different rooms.

Eric S. · Answer

Get a Simplisafe security system.  I have rentals in virtual war zones, and this works well.  You can easily move the units between places, and the monitoring is only $15 per month.  I haven't had any places stripped since using them.

Kyle J. · Answer

I've run into this same question before and found a couple inexpensive solutions.

The first one is a fake barking dog alarm:

http://www.amazon.com/ED-50-Electronic-Watchdog-Barking-Alarm/dp/B002XITC5G/ref=sr_1_2?ie=UTF8&qid=1374268578&sr=8-2&keywords=rex+barking+dog

The above product is the one I use.  I like it because it's easy to set up and move between properties, and it's motion activated and sounds like a real dog.

Another idea is this product that makes it look like someone is inside watching TV:

http://www.amazon.com/FakeTV-FTV-10-Burglar-Deterrent/dp/B003S5SOLG/ref=cm_cr_pr_pb_t

I haven't used this product because my barking dog alarm has always been sufficient.

Both are good deterrents to burglars.  Obviously a truly motivated burglar could probably figure out that these products are fake and no one is home, but most won't spend the time.  They'll simply move on to another house that's an easier target.

I won't put an actual wired-in alarm in my houses because all the alarm companies in my area will only do the install if you agree to lengthy monitoring contracts.  And I certainly don't want to continue to pay for monitoring after a tenant moves in, nor do I want to assume that a tenant will either.

Dean Letfus · Answer

Red lights in windows I like that idea Chris!
Just had this happen in 38117, great street, about 20K damage :-(

Chris Clothier · Answer

I've always thought those would be good rental incentives on the back end as well as chase off vandals while they are vacant, but I'm not sure of the expense or if they would work any better than some of the other ideas.  But they could work - especially in nicer areas.

Dean Letfus · Answer

Thanks Chris Clothier and Jon Klaus.  We try to do most of the things you mention and will implement
Do you think burglar alarms would be effective deterrent. Thats what we do in New Zealand but they don't seem to be common at all here?

How to stop houses getting trashed pre move in.

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