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32 Comments on The dreaded “occupancy check.” It’s one of the few things in the business that really scares the heck out of me.
Richard, We've been fortunate and able to avoid that segment of real estate listing. We're normal residential sales. Our market has had some level of foreclosures and short sales, but it's not the dominant segment.
@Cindy...
You SHOULD write a post based on that.
My problem is that with some owners, I have a mere 24 HOURS to do the check ... and many times there are unknown tenants in the property.
This is a big problem, especially if the tenants have been paying their rent.
I list a lot of foreclosures. But thankfully they have all been new construction. If I had to go and do occupancy checks on homes that families are living in, I just don't think my heart would be into it.
It is sad enough for me just going into homes with buyers where there are signs left behind that a family lived there- the wallpaper in the children rooms, the jungle gym in the yard. One time in a completely empty house was a notebook drawing of 2 stick figures on the master bedroom door that said Mommy and Daddy's room and on another bedroom door a drawing with a warning that no boys were allowed.
Yes this is a delicate matter and hopefully more folks are as sensitive to this as you are. People first, property second.
I have heard many talk about evicting tenants after a foreclosure. Much as the banks would like to ignore this, those tenants might have rights to remain in the home. I would be very careful before telling any tenant that they have to leave.
The imaginary Squatters rights when away after the days of the Dust bowl, it is a tough task and it makes you think twice about taking that kind of listing in the first place.
Especially tough this time of year for occupants in what was there home...if anyone can do it well Richard, you probably can.
Richard, I'm with Lenn on this one. You are not paid nearly enough to be having to do that!
Richard thank you for a sobering, and very thought-provoking post, and all for such thoughtful comments. Cindy-I can feel your good vibes thru the computer, and I just know you have made a difference in these people's lives.
Have done some work for Crystal Syska and Phil Faranda-2 local ARers who specialize in pre-forclosure and short sales. Whether-and how much getting the house in the best shape possible smooths the process-might be debatable, but it seems to work for them. Of course not always possible, but giving someone an option rather than an ultimatum always works better. Thanks again, all.
Richard, I have been very fortunate that I have never "met" anyone on one of these checks. We are also very fortunate that in ND there are very few REO's.
Hi Richard, A very hard thing to have to do and one thankfully I haven't had to deal with. Cindy #9 sounds like she is on to something if you have to do this. Still something that one never thought would be part of a REALTORS® job description. All the best.
Richard...I did one just last week. The area is way out of town and has a certain reputation. Protection was ready and close at hand. I got my photo's and got the Hell out of there! These are very dangerous assignments!
Cindy (#9) has it right. Write about it please.
Fortunately, Cash for Keys has been in place for me each time, so can present a benefit that may be a token considering the problems of the foreclosed, but MUCH better than another bad news door knock.
Going in blind is unsettling. Meeting the neighbors, checking the electrical meter, trying the outdoor water spigot in warm climates, noting the condition outside landscaping (can you tell I'm in CA), Tire tracks in Chicago, broken windows and flyers and door hangers I'm told are clues.
Even though I'm 6'-9" tall, there is good reason for caution.
Don't think that I'm wishing tou ill, but I hope it continues to be a major concern for you... I think it shows that your heart is in the right place.
Occupancy checks are probably the worst thing I could ever imagine about real estate. I don't know how anyone can do them.
This has always been a puzzlement to me as to how this can be done safely and with dignity. I like Cindy's idea of writing a letter or calling first.
Hello Richard
I've had to "Notify" and "Cause" to vacate several properties over the years. It's never any fun and does not get any easier with time. Most of the occupants understand but are in such dire circumstances that they have now idea what to do. I have been known to tell myself,"better me than some J_ _ _ A_ _ that doesn't give a damn". (sorry for the words, truths are sometimes best described with bad words)
My worst was a V. A. backed property. I sent letters, notices, acknowledged receipts, and knocked on the door for almost 8 months. I was than directed by the court to assist a U. S. Marshal for the eviction. The occupant (a Viet Nam Veteran, and that made it even worse for me) was prepared. No weapons were found but he had barricaded and reinforced every door and window in that little frame house. It was a fortress inside.
The occupant was removed peacefully, talked to by the U. S. Marshall for about 20 minutes and released. What happened next really surprised me, the occupant/previous owner walked over and shook my hand and apologized.
Like Cindy #9 above, I try to listen real hard, than do every thing I can to help these people move on. Most times it works, some times no. "I'm So Sorry..".
Good Work and Good Luck
ml
I have been doing REO work for over 20 years now.. It is rare that I have a confrontation but it does happen.. Most of the time, I find if you explain their options, the people are very appreciative.. and most cooperate ... Thankfully most homes are vacant though and that is what I always hope for...
This is terrible. I would not want to do this. I can imagine the people in there are too happy to see you.
Im a uk tenant just had a occupany check, very confrontational woman, very bad attitude, very intimidating, never heard of an occupancy check before, called LL and gave her the phone, hopefully it will all get sorted.