This article's goal is to familiarize field reps with the Initial Secure procedure and to provide answers to frequently asked issues. You'll find rules, recommendations, and examples to help your complete work orders efficiently and on schedule, both in the field and while submitting paperwork. This article will assist you in gaining a better grasp of the principles and procedures regulating Initial Secure
Initial Secure - Complete guide for REO Contractor
If you're an REO contractor, one of the most critical aspects of your job is performing an initial secure on a property. An initial secure involves securing the property to prevent unauthorized access and protect it from further damage. Here is a complete guide for REO contractors on how to perform an initial secure.
Assess the property: Before performing an initial secure, it's essential to assess the property's condition and identify any potential safety hazards. This may include broken windows, damaged doors, or other structural damage. Make sure to take note of any potential hazards and address them before securing the property.
Secure the property: The first step in securing the property is to change the locks on all exterior doors. This will prevent anyone from entering the property without permission. Additionally, you should secure all windows and board up any broken windows to prevent further damage.
Remove any hazards: If there are any hazards on the property, such as debris or broken glass, remove them to prevent injury to anyone who enters the property. You should also check for any potential fire hazards, such as exposed wiring or flammable materials, and address them before securing the property.
Install warning signs: Install warning signs on the property to notify anyone passing by that the property is vacant and should not be entered. This can help prevent vandalism and theft and protect the property from further damage.
Secure the yard: Finally, make sure to secure the property's yard by installing a fence or other barrier to prevent anyone from entering the property from the outside. Additionally, make sure to remove any potential hazards, such as overgrown vegetation or abandoned vehicles, from the yard.
Initial Secure - Definition
When a property is reported to be empty for the first time, an Initial Secure is done (First Time Vacancy, or FTV).
When the property is still in the pre-sale stage, this initial securing takes place.
What can be completed?
• One lock change to secondary door (all others should be secured with existing hardware)
• Securing outbuildings
• Winterization
• Boarding
• Grass cuts/landscaping
• Roof tarping/repair
• Pool securing
• Code violations
• Hazard abatements (flooding, etc.)
What cannot be completed?
• Changing all locks
• Debris removal
• Personal property removal
• Structural repairs without prior approval
• Demolition
Securing Doors - Lock Change
Replace the lock on the secondary door. If there isn't a secondary door or it's a sliding glass door, adjust the main door's lock and explain why the secondary door couldn't be secured.
Put outdated hardware in a drawer in the kitchen. All other doors should be locked with the existing locks.
- Always review the instructions to verify if the client requires the securing of gates, overhead garage doors, outbuildings/detached structures, sliding glass doors, and/or the installation of a lock box. Instructions will also indicate the key code or lock box code.
- Do not complete another lock change if the locks are coded correctly on arrival.
- The knob lock and deadbolt should be keyed to the same code.
Photo Requirements
- The location of the door may be seen in the before photo.
- The original door hardware may be seen in the before photo.
- The original hardware has been removed from the door in the before photo.
- The new hardware is fitted on the door and the key is in the lock in the after photo.
The new hardware and lock box are installed on the door in the after photo. The key with the code is shown inside the lock box in the following shot.
Do the Same things for the Sliding Door and Garage Door
Gate Securing
Padlocks must be used to fasten gates around pools and water features.
Check the work order instruction to see if zip tying is required for gates accessing yards without water features.
Unsecure Openings
Broken windows and doors must be boarded in a manner that prevents entry to the property.
• Use plywood to board from the exterior
• Use braces on the interior of the opening
• Cut plywood so that it is inset in the frame
• Remove broken glass or protruding objects from the area being boarded
• Place intact screens in a secure location
• Do not nail or screw windows or doors shut
• The plywood covering should be one piece
• Install security doors in a manner which permits access
Additional Services
- Roof repairs
Complete roof repairs for the allowable. If unable to complete for the allowable, submit a bid(s) for permanent repairs.
- Winterization (if applicable)
- Seasonal Maintenance
Seasonal yard maintenance must be completed during the appropriate investor timeframes, or per client requirements.
Seasonal yard maintenance consists of initial grass cuts, grass re-cuts, shrub trimming, and snow removal.
- Mold Remediation
Failure to report mold in any location, in any structure on the property, or not bidding to remediate
the cause of the mold could result in mortgagee neglect and/or a chargeback to you.
When reporting mold, always indicate the following
- Cause- Example: Cause of mold is due to a tree falling on the roof
- Source- Example: Source of mold is due to rain leaking through a hole in the roof from the tree.
- Location - Example: Location is in the attic and ceiling in the living room and master bedroom.
- Dimensions- Example: Living room ceiling = 20x10 sq ft, attic = 50x30 sq ft and bedroom ceiling = 30x20 sq ft).
- Conveyance Condition Bids
Submit bids to place the property in Conveyance Condition when you arrive at the property. The following list is intended to serve as a guide for required bids. Please keep in mind that this isn't an exhaustive list of Conveyance Condition elements.
• Debris, hazards and personals removal
• Storage of personals (if required per instructions)
• Damage repairs
• Vandalism, graffiti, Big 6 (hurricane, fire, flood,
earthquake, tornado, boiler explosion), foundation,
roof, etc.
• Mold remediation
• Major appliance repair or replacement
• HVAC, furnace, water heater, boiler and sump pump
• Remediate hazardous conditions • Missing steps, handrails, loose cords, flooded basements etc.
• Pool securing or removal
• Boarding of doors and windows
• Seasonal yard maintenance
• Remediate posted violations
• Capping of gas, water and sewer lines
• Additional lock changes
• Re-glazing or replacing windows
• Vehicle removal
PHOTOS
Sufficient photos documentation must be provided to support the property condition, bids and work completed.
Always include the photos listed below on each work order
• Street sign
• Address (unit number is required when applicable)
• Utility meters
• HUD tag and data plate on mobile/manufactured homes
• Front, back and sides of the entire property
• Each room, all ceilings and the roof
• All appliances
• Use a wide angle to capture the contents of the entire room
• Before, during and after of work completed from the same angle
Never include these photos
• Minors or people that appear to be under the age of 18
• Crew members smoking or without a shirt
• Obscene gestures or behaviors
• Views from the interior of a vehicle
I hope this post has given you a better idea of the initial work you must accomplish as a property preservation contractor.
In conclusion, performing an initial secure is an essential task for REO contractors. By following these steps, you can help protect the property from further damage and prevent unauthorized access. Remember to assess the property, secure all entry points, remove any hazards, install warning signs, and secure the yard to ensure that the property is fully protected.
If you're a Property Preservation Vendor who's having trouble processing/updating work orders through vendor web/apps like Safeview login, MCS vendor360, Altisource VMS, MSI web portal, and so on, you may Hire Team360
