How to you secure a property while rehabbing?

Rehabbing & House Flipping
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How to you secure a property while rehabbing?

Marcus Perkerson
Real Estate Investor · Harvey, IL · Member since 2010 · 13 posts · 0 votes

I would like suggestions on how others secure property while it is being rehabbed or while waiting to sell during a flip. With people stealing the copper out of walls and taking cabinets some type of security system seems a must. But, I'd like to avoid a long=term contract if possible as once the property is sold or rented out I'd no longer need it. Thank you in advance for any input.

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J ScottPro Member
Moderator
Investor · Sarasota, FL · Member since 2008 · 18k+ posts · 17k+ votes
16y

I use Lasershield, which is a self-contained portable alarm system that works with motion sensors and a wireless transmitter that will call you and/or the police when set off.

Have a few break-ins, but once the alarm goes off, nobody has decided to stick around long enough to steal anything...

Costs about $300-400 for the hardware, plus $30/month for monitoring with the wireless unit. It costs less if you have an active phone line in the house.

http://www.lasershield.net/

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  • Marc Freislinger
    Flipper · Phoenix, AZ · Member since 2009 · 973 posts · 679 votes
    16y

    We have purchased a 2 year alarm contract before, for around $1500, it sold with the property as a bonus feature.

    Other than that, secure any broken windows/doors with plywood. Depending on the neighborhood, secure everything on the ground level with plywood throughout the rehab. Never keep supplies or tools on-site.

    If you do any plumbing work, make an effort to leave little pieces of PEX pipe around the trash area, or outside near the entrances. Always ALWAYS replace any copper you need to replace with PEX. It's cheaper most the time, you can scrap the copper, and it won't get stolen!

    I've seen people on TV either throw a big dog in the house, or buy single-entry alarm systems, either of those things might work too.

    0Reply
  • Mark N.A
    Real Estate Investor · North Carolina · Member since 2008 · 1k+ posts · 483 votes
    16y

    Motion sensor alarms on the inside are cheap.

    I have installed self-contained hidden cameras both inside and outside to trap vandals (though once the neighbors learned this from my idiot workmen vandalism dropped to zero).

    I padlock access doors to under the house.

    And I am considering cages around HVAC units should the unit go vacant.

    The best deterrents are good occupants and good neighbors with your phone number.

    1Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    16y

    Here's a recent thread that had similar objectives in mind:
    http://www.biggerpockets.com/forums/67/topics/43784-do-you-use-a-wireless-alarm-on-your-vacant-properties-

    0Reply
  • Matt Kearney
    Real Estate Investor · Springfield, MA · Member since 2009 · 142 posts · 103 votes
    16y

    I collect those ADT signs and put them right out by the front door.... even though I don't have an alarm system in there, I think maybe it will deter thiefs.

    Once we get power in a house my contractor will put up motion detecting lights on the outside, or sometimes he uses the ones that come on at dusk and shut off in the morning. Well lit areas seem to deter thiefs. Also you can leave a radio inside the house and leave it on all night. Usually if a thief hears some noise coming from inside the house they will leave.

    3Reply
  • J ScottPro Member
    Moderator
    Investor · Sarasota, FL · Member since 2008 · 18k+ posts · 17k+ votes
    16y

    I use Lasershield, which is a self-contained portable alarm system that works with motion sensors and a wireless transmitter that will call you and/or the police when set off.

    Have a few break-ins, but once the alarm goes off, nobody has decided to stick around long enough to steal anything...

    Costs about $300-400 for the hardware, plus $30/month for monitoring with the wireless unit. It costs less if you have an active phone line in the house.

    http://www.lasershield.net/

    Podcast Guest on Show The Truth About Real Estate Investing in 2024 (What Investors NEED to Know)
    6Reply
  • Account Closed
    OR · Member since 2008 · 1k+ posts · 845 votes
    16y

    If you go down to the thrift store and buy a cheapo TV set, the TV gives a light that changes and does a good job of making the house look occupied.

    Of course, if the thief lives in the neighborhood, they know that no one is there at night.

    0Reply
  • Curt DavisBusiness Member
    Flipper/Rehabber · Memphis, TN · Member since 2008 · 5k+ posts · 2k+ votes
    16y

    I am going to have a little fun with this one, this is all the assumption the home is in the process of renovation and not yet complete:

    1. Get some pit bulls and let them guard the inside of the home overnight. Thugs will not want any of this.

    2. Strap a shotgun to a wire attached to the doorknob. Only people who should not be in the home will not know about this.

    3. Pay someone to stay in the home every night, this will help. ( maybe not in the winter )

    All the other tips suggested are good.

    http://www.nca-alarms.com/

    link to a short term monthly alarm company, cheap and cost effective.

    Curt Davis - KAIZEN Realty538 Reviews
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  • Christopher Davis
    Real Estate Investor · St. Louis, MO · Member since 2010 · 153 posts · 104 votes
    16y

    Hey Curt,

    You may need to add a disclaimer for #2. Depending on your state that will make you elegible for the death sentence.

    Disclaimer: I am not a lawyer

    1Reply
  • Mark N.A
    Real Estate Investor · North Carolina · Member since 2008 · 1k+ posts · 483 votes
    16y

    I used to leave pit bulls in my rehabs overnight. Then I got busy and forgot about them for a week.

    It did not work out well.

    Signed,

    Lefty

    0Reply
  • Timothy W.
    Attorney · Raleigh, NC · Member since 2008 · 4k+ posts · 1k+ votes
    16y

    Do what I do. Buy properties that are too scary to break into. No problems.

    In reality - board all doors from inside except the one looking out onto the street and deadbolt that one.

    0Reply
  • Terri Pour-Rastegar
    Rental Property Investor · Charlotte NC Fort Mill SC Lake Wylie SC, SC · Member since 2009 · 174 posts · 103 votes
    16y

    I need to know how best to secure my HVACs from theft, or at least from having some moron steal my copper to support their crack habit.

    We're about to close on a property where the HVAC was already stolen, but you can tell that the previous owners had begun to install an 8' fence around the unit. Would that do the trick? I'm thinking the thugs could just climb over the fence. ?

    I've never had problems with break-ins at all, but I have had 2 HVACs stolen before we could get a tenant in place.

    Certainly, when I replace the HVAC in this next house, it will be the very last thing to get installed before the new tenants come in.

    0Reply
  • Terri Pour-Rastegar
    Rental Property Investor · Charlotte NC Fort Mill SC Lake Wylie SC, SC · Member since 2009 · 174 posts · 103 votes
    16y
    Originally posted by Matt Kearney:
    I collect those ADT signs and put them right out by the front door....


    How do you 'collect' the signs, Matt? :wink:
    1Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    16y
    Originally posted by Terri Pour-Rastegar:
    I need to know how best to secure my HVACs from theft, or at least from having some moron steal my copper to support their crack habit.

    ...


    There have been posts that mention installing a cage to enclose the outside unit.

    Another thread that has other ideas:
    http://www.biggerpockets.com/forums/52/topics/24010-alternative-to-copper-piping-for-hvac-units

    0Reply
  • Mark Waggoner
    Indianapolis, IN · Member since 2010 · 2 posts · 2 votes
    16y

    I have considered just tapeing a $20 bill to the unit to save them trouble but they would just take it AND the unit! Actually I disconnect the unit, making sure to protect the charge, and take it off property until the house is OCCUPIED!Then I reconnect, draw down the line and charge as needed. It costs some in refrig but still cheaper than replacing a whole unit.

    2Reply
  • Account Closed
    Full-Time Investor · Charlotte, NC · Member since 2009 · 2k+ posts · 1k+ votes
    16y

    i read somewhere on here i believe about spray painting the copper white to make it look like pvc...don't remember exaclty, but check it out to deter thieves...won't look as blingin and shiny

    1Reply
  • Gregory Childs
    Flipper/Rehabber · Orlando, FL · Member since 2008 · 263 posts · 147 votes
    16y

    If you are going to install a cage make sure you use quick drying concrete. We had an AC unit stolen, we then put a new unit in and concreted the cage - unfortunately they came over that night and pulled out the cage before the concrete set. Needless to say we just gave the buyer a $ credit for adding a new ac unit when they moved in!

    1Reply
  • Lisa Foo
    Member since 2010 · 14 posts · 0 votes
    16y

    Hello? Why dont you just get security doors? That may run you about 1200-1500 depending on location and how many doors and windows, but if its in a bad area like I purchase, you'll not worry as much about those items.

    I am a single young female rehabber, so my mother makes me get the security bars for when Im inside the house (never alone for these areas). Works well, first investment in the property.

    0Reply
  • Bienes Raices
    Orlando, FL · Member since 2009 · 2k+ posts · 282 votes
    16y

    About a month ago I decided to bite the bullet and get the Lasershield cellular system JScott is talking about . I've set it up in my own house for testing purposes and it's pretty straightforward to use. When you need to switch addresses, you just call Lasershield and tell them where the new rehab is. I plan to use it in my own home when it's not being used in vacant houses. It doesn't do anything to stop someone from messing with the AC condensor unit outside, but it's far better than nothing.

    0Reply
  • Dawn AnastasiPro Member
    Rental Property Investor · Milwaukee, WI · Member since 2013 · 6k+ posts · 4k+ votes
    13y

    1. Get to know the neighbors! People will care more about the property if they get to know you and care about you. Make sure you give them your phone number.

    2. Don't leave the windows uncovered. Put up curtains, or mini-blinds, or something.

    3. Use dead-bolts.

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    2Reply
  • Brandon Yeager
    Involved In Real Estate · Latrobe, PA · Member since 2010 · 26 posts · 9 votes
    11y

    I've started using some Simplisafe systems...absolutely love it. you can get some refurbished units on the cheap.  pay as you go monthly monitoring (no long term contracts).  MULTIPLE locations on one account.  cool thing is you can also add a freeze sensor and water sensor.  if you live in the Northeast...you know the freeze sensor can be a lifesaver.  all wireless.  signal to call center, and signals to the sensors from the base unit.  Get some electric on at property and you're golden.  I have 4 of them now.

    0Reply
  • Tony Gunter
    Investor · Canton, GA · Member since 2014 · 728 posts · 500 votes
    11y

    I noticed Simplisafe has a portable unit as well. They say they only charge $15/mo as well. 

    I have not used them but have heard good thing about them. I actually plan to switch away from ADT to Simplisafe. My ADT bill is like $48/Month now. That is too much.

    Thieves are lazy. All you can do is make it such a pain in the @$$ that they move on to easier pick'ens.

    0Reply
  • Vern M.
    Property Manager · Bowie, MD · Member since 2017 · 120 posts · 67 votes
    9y

    When I start my project I will def use Simplisafe. I had this in one of my earlier homes and it was very convenient and reliable.

    I've actually had a condenser stolen from an occupied unit over a weekend. 

    Only reasonable option was a gate. (as a former HVAC tech, please make sure that the gate still allows for a tech to service the unit.)

    1Reply
  • Damien L.
    Rental Property Investor · Ft Mitchell, KY · Member since 2016 · 47 posts · 10 votes
    9y

    I think I will use the simplisafe system.  I have had them for years at my house and never had an issue.

    0Reply
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