How to Deter Squatters?

Question

Hi, All! We have recently acquired two properties that are one block in from a fairly busy street, and we’ve had multiple issues with squatters - different people every time. The police have been great about clearing the property for us when we call, but I’d like to proactively deter squatters from even coming around. We’re about to start renovations, and I’m concerned about looting destroying our progress. What are the best strategies you’ve found to discourage breaking/entering and squatting?

Mike B. · Answer

I've rehabbed over 180 units on the south and west sides of Chicago. Security is always our biggest issue. Things I've tried...

Alarm system: After 30 seconds upon entry the alarm would set off an ear piercing sound that you can hear from a block away. They ended up stealing the unit and threw it by some railroad tracks (the unit had a gps)

Attack dogs: They worked well for me other than the mess they created, but I had a friend that had two dogs shot during a break in so I didn't want to be a part of creating an environment for that scenario to take place again.

DAWGS Board up: They were incredibly affective as @Jay Hinrichs said. I used them for about 75% of the buildings I renovated. I only had one property that was able to get burglarized using this security. It was a frame building and they cut a man sized hole through the side of the property. I still highly recommend them.

House Sitter: I use house sitters at the end of the project. You can't get an inspection passed with the metal screens still up so I hire a man to live there until I can exit or get it rented.

Jay Hinrichs · Answer

this is what my clients in Chicago  use   DAWGS security systems google it..

Karen F. · Answer

Our first property was in a terrible area (hubby chose it - I was busy out earning the money).  A local man I knew advised us to completely board up the ground floor windows, to make it very difficult to break into.  Then hubby and his workman were in the property 12-16 hrs/day, working on the first floor in the dark, until they got water, gas, electric ready to go on, so heat, light, a working bathroom.  Then we let a man who was between houses (no kids, divorcing, no money, but a known quantity) live in it for free while they did 2nd and 3rd floors.  Then finished the first floor.  The babysitter moved from unit to unit as necessary.  It was never unoccupied after we started the renovations.  After that, of course, it had tenants in it.  We did the same with other buildings we bought, in slightly better areas.  In fact, I've seen stripped houses (appliances, copper, even furnaces) in fancy neighborhoods.  It also helps if you can establish a relationship with the neighbors, maybe give them a job mowing the lawn, or shoveling, so that they have a stake in the property, and will keep an eye on it.

Drew Sygit · Answer

@Tricia Vitela DAWGS and don't install furnace and HWH until tenant moves in

Paul S. · Answer

In Detroit if they want to get in your property they are going to get in your property.  Hiring a sitter is difficult - as soon as you leave most of the time they do too and play stupid when the house is stripped when "they went to the store".  I try to do my renovations in a perfect storm... everything is planned out in advanced and done in 3-4 days with the tenant ready to move in the day of completion.  Of course hot water tank and furnace are not installed until tenant is fully moved in.

Mike B. · Answer

lol yeah, the numbers ALWAYS look fantastic on paper. The biggest problem is when they steal just enough to set you back a month but not quite enough to be worth the insurance claim.

Add to that, Realtors that intentionally mislabel neighborhoods. If you're out of state investing in these neighborhoods, you better have a 3rd party "boots on the ground" to watch your team. It's one of the reasons I'm never at a loss for work, but unfortunately, 90% of the time they find me after the damage has been done.

Mike B. · Answer

I agree. I got hit in the head from all directions in my first year working in tough neighborhoods and honestly, it still happens from time to time. Anyone who is seasoned working in these areas has a contingency for their construction and an even larger contingency set aside for the "unexpected fund".

Steve Morris · Answer

Without someone there watching, short of booby traps (THATS A JOKE AND DO NOT DO THIS), not much beyond renting it out quick.

Jay Hinrichs · Answer

Yup takes a very tight outfit to work in those areas..  when I first started funding this stuff on 02 I started in Detroit and learned all sorts of their techniques to keep houses from getting stripped.. It just so sad that one has to do this to protects one's properties when your taking those great buildings and renovating them..

Jay Hinrichs · Answer

can you imagine an out of state investor who reads the BRRR book and trys that there in your area.. :)

How to Deter Squatters?

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