Hazel Crest, IL · Member since 2016 · 31 posts · 3 votes
I have a flip in Southside Chicago that just has a minor punch list that needs to be completed. We already have a buyer who came in at ask. The thing is, our house is being targeted for vandalism. We've had a fire set to the garage and on a separate occasion, a window broken. These incidents are within a week of each other after we accepted the offer. One was at night and the other in broad daylight. This isn't an overly crime-ridden neighborhood but I'm afraid that we took a vacant hang out spot away, so there may be retaliation in that regard. We found kids hanging around the property smoking weed on a couple of occasions but felt it to be harmless. We have a house sitter at night, neighbors are very active in the neighborhood and try to call the police, but what else can we do?
Maybe you should consider investing in cameras and motion sensor floodlights. Not sure how your area is, but sometimes simple things can be deterrents for vandals and criminals. Maybe an alarm would something else to think about.
Attorney · Northbrook, IL · Member since 2017 · 719 posts · 549 votes
9y
I'm surprised you are still having this problem with a house sitter, typically that deters anyone from messing with our properties. On a few occasions we've kept a dog at the property. Unfortunately, many of our properties have to fit with security cameras to act as an expensive deterrent.
Property Manager · Roselle, IL (Chicago Suburb) · Member since 2013 · 2k+ posts · 1k+ votes
9y
@Ashley Proctor We are having the same issue with a property right now. We have never dealt with such determined people ourselves in the last decade. We reached out to the alderman for help and plan to get some community leaders involved.
Hazel Crest, IL · Member since 2016 · 31 posts · 3 votes
9y
@Mark Ainley I was hoping you would chime in since you're so tapped in to the area. I'm sorry to hear you're going through the same problems. What area is your property in?
We had a similar situation w/ one of our properties last year. Under contract then vandalized multiple times. It turned out to be a subcontractor that had not been paid by the contractors. Even w/ lien waivers signed something fell through the cracks. We updated the security system w/ cameras, real, not phony & changed the locks.
Attorney · Northbrook, IL · Member since 2017 · 719 posts · 549 votes
9y
@Ashley Proctor Typically we make our house sitters move into the properties.
Did a closing for a Chatham property last week for a single family flip. The seller insisted on waiting until the buyer moved in before installing the air conditioning unit so it wouldn't be stolen. I thought that was a nice touch. You really need a plan in certain areas to keep your property secure.
Investor · Chicago, IL · Member since 2016 · 160 posts · 41 votes
9y
I had a flip in Calumet park, where my new AC unit was stolen. Next one I put, I didn't put it until same day of closing. But the bank did another inspection on buyer side to make sure it was installed and they kept some amount in escrow until inspection was completed. I filed a police report, but nothing happened. In those areas, don't think anybody ever gets caught with property crimes. I guess all we can do is to be careful and use cameras where possible.
Real Estate Agent · Chicago, IL · Member since 2016 · 283 posts · 71 votes
9y
@Ashley Proctor have you tried seeing if it was one of your contractors or a sub? Have never experienced vandalism knock on wood however we did have break ins before which we eventually found out were from within. Would recommend DAWGS if you are worried about breaking in a little pricey but worth it
Real Estate Agent · Cupertino, CA · Member since 2016 · 4k+ posts · 1k+ votes
9y
Insurance.
"This isn't an overly crime-ridden neighborhood." From your descriptions this is otherwise. What does local crimereports.com say? Just one home got vandalized? Suggest to park a car in front leaving lights inside on.
Hazel Crest, IL · Member since 2016 · 31 posts · 3 votes
9y
@Alex Bok We couldn't track it back to anyone in particular. We had VPS on it and then took it off because the house was ready to be put on the market.
Real Estate Agent · Cupertino, CA · Member since 2016 · 4k+ posts · 1k+ votes
9y
My son went to UC in Hyde Park and his truck was shelled for parts. Obama had guards all over about 2 blocks away. That did not detern the most determined ones.
Investor · Chicago, IL · Member since 2016 · 160 posts · 41 votes
9y
@Ashley Proctor No I didn't install cameras. Luckily the property went under contract after that and no further stolen items...but next time I will install cameras for sure.
Cincinnati, OH · Member since 2013 · 1k+ posts · 1k+ votes
9y
We had the same issue as @Crystal Smith detailed. Had a worker get fired by the GC and he came back and plastered orange paint on the front of the house and porch and broke out the windows on the french door. Unfortunate and certainly not the way to go about getting issues resolved.
@Cynthia Rogan unfortunately, I don't have a GC I would actually recommend for a flip project.
Contractor · Chicago, IL · Member since 2017 · 68 posts · 48 votes
9y
Hi all, we are a GC in Chicago and are currently finishing a massive gut re-hab in Bronzville/N Kenwood. We are fairly close to UofC and have absolutely no issues -- great group of neighbors right where we are. You are absolutely right - Chicago is VERY block by block. We have been on this project for about a year (complete gut and re-build of an historic 3-story greystone), we are literally finishing up the last bits and pieces and the AC units just went in last week (it was HOT on that 3rd floor!). Typically we wait to install them as they do tend to walk off the jobsites regardless of fences or locks.
We did install an alarm system almost immediately - the alarm company can get a system up and running pretty quickly and we control it from our smart phone. Not super expensive and well worth the money (we do this on all our projects), might not be economically feasible for all projects but something to keep in mind if the project warrants it. This is a very high-end project so an alarm system was going in the finished project anyway, they just installed a temporary system for use during construction.
We have been building in Chicago for more than 16 years and have never had subcontractor issues like those outlined above! We have some subs we have worked with for 15+ years and a good group of subs is a good GC's bread and butter.
Feel free to DM me, happy to help from a GC perspective if I can!
AC's need to go in after drywall and before hardwood goes down so the hardwood can acclimate for a few weeks to the house. Plus the trim guys work better if the house is cool.
I don't know how in a high end rehab you could avoid putting AC's in at the last minute specifically for the hardwood reason I just mentioned
Contractor · Chicago, IL · Member since 2017 · 68 posts · 48 votes
9y
@John
@John Weidner you are correct -- hardwood flooring needs a conditioned environment (as does trim material). However, on this project the floors went in a few months back, when it was still cold and the heat was on. The floors were installed, stained and one coat of finish applied and then they are covered. Now we are ready for the final buff and 2 coats of finish so the AC units went in. At this point the alarm is active, the garage is built (blocking the rear of the lot) and the permanent fencing and gates are installed so theft is more of a challenge than a more accessible job site. Worked out well on this one, but the timing of the install is always a consideration.