ATTENTION: A well-disguised and silent assassin is lurking in every vacant home causing agents and homeowners to scream in terror, hoping they will not be the next targets of the vicious crime. The crime scene is nearly always in or around a bathroom, however, the failure to detect this assassin has left agents and homeowners bewildered and confused. Victims are attacked when they least expect it. Routines activities such as turning on water and flushing a toilet seem to trigger the criminal, almost as if giving a cue to begin the destruction. It is apparent that the violent acts always involve the use of water.
Agents and homeowners are advised to have licensed officials assigned to the case present at every vacant home prior to and at the time the main water supply to the house is turned on. By failing to do adhere to this warning, agents will be taking their fate in their own hands.
The following is from a real "crime scene" and contains text and images that could make you an informed agent of REO conditions.
Typical Bathroom. Shower, toilet, sink, faucets...they are all there and in working condition. The scene appears to show no evidence of a crime upon a quick visual inspection. (This is a problem in many vacated homes. Everything appears to be fine with a quick visual inspection, but in reality there are hidden issues that will cause major issues if left undetected.)
Again, typical REO tub. Dirty. (This is another REO inspection problem. The dirt often hides the real problem. This tub would easily be passed over and thought of just a tub that needs some cleaning.)
Further investigation reveals the first evidence of greater destruction that has taken place in this area. Look carefully at the drain and notice the rust. (This is a great indicator that there is definitely a major problem lurking beneath the tub and within the water lines.)
Underneath the tub reveals major corrosion in multiple areas. (This is a result of water sitting in the pipe lines. As water sits in the pipes, rust forms and corrodes the pipes. This happens in every system that is not actively running. Every vacant home will experience this type of deterioration with varying degrees of severity.)
Look at the water coming through the pipes! The root of the problem is revealed as water from the corroded pipes leaks onto the drywall and wood framing below. (Again, this happens in the water line system of every vacant home. The water sits in the lines and mixes with the iron and oxygen to form rust and eventual corrosion. The rust causes the pipes to form pinholes where water leaks out.)
Black mold is found in the room directly below the bathroom. (It is typical that these type of spots are painted over and dismissed as "discoloration" to avoid dealing with the immediate problem, thus, the scope of the problem is never evaluated correctly until it is too late.)
Drywall is removed. (Mold infested drywall can not be painted over. Mold must be removed or will continue to grow and eat away the drywall.)
Corrosion to the wood framing as a result of the water leak. (Again, the damage resulting from a minor leak is NOT so minor. The severity of this damage could be avoided by addressing the issue with the first signs of water damage, keeping water pressure on throughout the life of the listing, and having a licensed contractor present if the water is off and is turned back on.)
All drywall and corroded wood beams are replaced. All "evidence" of the crime is removed from the scene to avoid the assassin from returning to the scene of the crime to strike again. (This type of repair requires quick attention. If left untreated, mold can spread rapidly throughout the entire house.)
Tub is completely removed and replaced. (The entire tub itself was corroded and needed to be replaced, as well as all drywall and tiles around the tub.)
All evidence is removed and the crime scene is cleaned. This does not guarantee that disaster will not strike again. In fact, the "assassin" is still on the loose waiting to strike whenever the opportunity arises.
Agents and homeowners: We strongly advise that you have a licensed contractor at the house prior to and at the time the main water supply to the house is turned on. WE ACTUALLY ADVISE YOU TO JUST KEEP THE WATER ON IF POSSIBLE.
If you currently are dealing with any property, vacated or occupied, please take the above incident into consideration. This type of problem can exist in any house. We have serviced bathrooms with these same conditions in homes that are occupied. Many times, homeowners use only one of the bathtubs and leave one neglected and unused. The little used water lines form rust, the gaskets dry out, and the leaks begin to destroy the house.
If you have any questions or concerns about home repair, rehabs, or any construction related service for that matter, please feel free to contact us direct. We are in the field everyday. We have serviced over 8,000 homes in the past 4 years and would be happy to be a source of information concerning any construction related service.
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