Squatters in 3147, 3149 and 3150 Levick Street

[ArcticSplash]

I've posted these tips before, but if you are gonna have a vacant house on your hands, here's how to Squatter-Proof it:

Ten Tips to Squatter-Proof Your Investment Property

1. Install a security system. Do this before you do anything.

Guardian sells wireless systems with door and window sensors, motion sensors and glass-break microphones. If your rowhome has a garage, make sure the garage door also has a sensor. In the Northeast, busting through weak garage doors is an all-time favorite of burglars and squatters. When you aren't around, they will test the doors and first floor windows. I've seen it happen.

If you rent the property out later, the security system is a selling point with renters.

Note: In the 15th District, the PPD takes a long time to respond to alarm calls. If you want to increase the odds the squatter is caught in the act, ask the alarm company to set the alarm to "silent mode" so no noise is made when the police are called. Put the alarm's base station upstairs or in an area that the squatter would not easily see when coming through the back or front door. By the time the PPD show up at your property, chances are probably still good that the perp is still inside the house.

2. Disable the heating system. If it's a boiler system, you can have a plumber disconnect the boiler unit. If it's gas, you can disconnect the DC connection to the thermostat so the unit cannot be turned on or controlled. Make sure the disconnection point is not in an obvious location where someone can splice it back together easily.

Squatters are usually stupid when it comes to stuff like this, but they usually have friends they call to attempt repairs (usually causing more damage in the process). Don't worry about A/C. Squatters bring their own window units with them so it's not worth disabling central air if you have it.

3. If the house will be vacant long-term, then physically disconnect the utilities, especially crucial utilities like water, gas and electric. If need be, call PGW or the Water Department to have the building's supply connections severed and capped. If you're cutting off the water, pour anti-freeze down the sinks and drains so the pipes don't freeze.

4. Change the locks and if you can, replace wooden doors with steel doors. Put chains on the rear and side doors to the house and leave them chained at all times.

5. Do some "reversible damage"... here's some suggestions:

- If you have a fuse box, remove the mains fuse cartridge (black box with a metal handle on it at the top of the fuse box). Take the mains fuse with you. [Be VERY careful not to touch anything in the fuse box after you remove the cartridge... it is still hot and you can give yourself a fatal zap if you touch anything inside the socket where the cartridge goes]

- Call a plumber and have the toilet removed from the bathroom and the connections sealed. A house without a toilet in it makes your place only slightly more comfortable than a highway overpass. (If you're selling the place, let buyers know that a new toilet and its installation will be a seller's assist.)

6. Put dowels above your sash windows to prevent them from being opened.

7. Visit the property regularly and make your presence known when you do. Visit it on the weekends during the day when most neighbors are paying attention to the street, instead of week nights. Look for broken windows or signs of tampering.

Park on the sidewalk, the side or in the front. When you're in the house, leave the front door open while you're inside so neighbors see you.

8. GET NEIGHBORS WHO ARE ALLIES You can start with the older folks who live on the block or businesses that face the property. Give them your cell phone number and ask them to contact you if they see any suspicious activity. Tell them it's OK to call/e-mail you with complaints if something is wrong with the property--you want to know about it. If you do this, neighbors are more than willing to call and let you know when something about your property is irritating them.

Clear the flyers off the porch and mail jammed into the door on a regular basis or ask a neighbor (or pay them) to do it. Also pay someone to come out to mow the yard during the spring/summer or come do it yourself.

9. Don't trust property management realtors. Always verify that they are doing what they say they are doing. You can't trust many of them to properly screen tenants much less take care of your asset. You own this thing, they don't, and they don't ever hold themselves liable for tenants they place on your property or what happens when it's not occupied.

10. Make sure your insurance does not lapse. You will be stuck if a junkie breaks in to get at your plumbing. Then it will take a lot of money in contractors and materials to get your property back up to code since it will be very hard to sell it to a buyer as-is, and there is no shortage of extremely cheap property in Philly that rehabbers can get their hands on in better condition or a more desirable location than your property.

With insurance it will be easier to fix the problems (plus it will motivate you to sell once the repairs are finished).




If your property is going to be vacant for more than 6 months, you should probably consider putting it up for sale or fix whatever the reasons are why you aren't renting it out and rent the property out. Neighbors spread the word about vacant homes after a few months and word travels and eventually reaches metal thieves looking to get at your plumbing.



People typically don't get vigilant unless something bad happens and in this town, it's not long after you let your guard down that you are taken advantage of. And when you get a squatter or your property is broken into and the plumbing destroyed by junkies looking for scrap, you're not likely to want to spend more money in this money trap.

This is where vacant properties tend to fall into a state of disrepair because the owner is despondent about correcting the damage because of the cost, but cannot sell the house at the price he wanted to recover the original investment.

These make up the thousands and thousands of properties across Philadelphia which are in this form of decay and the only way out is to take the properties to Sheriff's Sale over unpaid property taxes and put them in the hands of people who will rehabilitate them and occupy them, which costs a lot of money, time and effort.

[ArcticSplash]

Now tell me is it the property manager or the owners responsibility to evict? No wonder those couple of blocks look so ****ty with derelicts like Artur running the show....thanks Arctic Splash for your continued efforts to right this situation...wish I had neighbors like you!

Only if the property management contract says that they perform eviction services. Some property management businesses will not go to L&T Court or Common Pleas on your behalf and the only thing they will do is send nastygrams to the renter and alert you that the renter is in arrears, and if you're lucky, they'll refer you to a local attorney who can file the paperwork for you over at L&T.

[Mayfair]

This whole thing reminds me of the movie with Michael Keaton in Pacific Heights

Here ya go:
Pacific Heights (film) - Wikipedia, the free encyclopedia

Movie trailer seen here:
PACIFIC HEIGHTS: Movie Trailer - Video

For those of you who have never seen it, it's a really good movie, and it really hits home with the problem of squatters.

[BALLZ2BHERE]

Wow if i walked into a house to purchase and saw all that i would walk right back out the door all that does is show hoW degraded the area is and actually enhances the fact of the problem !
Would it not just be easier to put an automatic rifle on a motion sensor lol

i've posted these tips before, but if you are gonna have a vacant house on your hands, here's how to squatter-proof it:

ten tips to squatter-proof your investment property

1. install a security system. Do this before you do anything.

Guardian sells wireless systems with door and window sensors, motion sensors and glass-break microphones. If your rowhome has a garage, make sure the garage door also has a sensor. In the northeast, busting through weak garage doors is an all-time favorite of burglars and squatters. When you aren't around, they will test the doors and first floor windows. I've seen it happen.

If you rent the property out later, the security system is a selling point with renters.

note: In the 15th district, the ppd takes a long time to respond to alarm calls. If you want to increase the odds the squatter is caught in the act, ask the alarm company to set the alarm to "silent mode" so no noise is made when the police are called. Put the alarm's base station upstairs or in an area that the squatter would not easily see when coming through the back or front door. By the time the ppd show up at your property, chances are probably still good that the perp is still inside the house.

2. Disable the heating system. If it's a boiler system, you can have a plumber disconnect the boiler unit. If it's gas, you can disconnect the dc connection to the thermostat so the unit cannot be turned on or controlled. Make sure the disconnection point is not in an obvious location where someone can splice it back together easily.

Squatters are usually stupid when it comes to stuff like this, but they usually have friends they call to attempt repairs (usually causing more damage in the process). Don't worry about a/c. Squatters bring their own window units with them so it's not worth disabling central air if you have it.

3. If the house will be vacant long-term, then physically disconnect the utilities, especially crucial utilities like water, gas and electric. If need be, call pgw or the water department to have the building's supply connections severed and capped. If you're cutting off the water, pour anti-freeze down the sinks and drains so the pipes don't freeze.

4. Change the locks and if you can, replace wooden doors with steel doors. Put chains on the rear and side doors to the house and leave them chained at all times.

5. Do some "reversible damage"... Here's some suggestions:

- if you have a fuse box, remove the mains fuse cartridge (black box with a metal handle on it at the top of the fuse box). Take the mains fuse with you. [be very careful not to touch anything in the fuse box after you remove the cartridge... It is still hot and you can give yourself a fatal zap if you touch anything inside the socket where the cartridge goes]

- call a plumber and have the toilet removed from the bathroom and the connections sealed. A house without a toilet in it makes your place only slightly more comfortable than a highway overpass. (if you're selling the place, let buyers know that a new toilet and its installation will be a seller's assist.)

6. Put dowels above your sash windows to prevent them from being opened.

7. Visit the property regularly and make your presence known when you do. Visit it on the weekends during the day when most neighbors are paying attention to the street, instead of week nights. Look for broken windows or signs of tampering.

Park on the sidewalk, the side or in the front. When you're in the house, leave the front door open while you're inside so neighbors see you.

8. get neighbors who are allies you can start with the older folks who live on the block or businesses that face the property. Give them your cell phone number and ask them to contact you if they see any suspicious activity. Tell them it's ok to call/e-mail you with complaints if something is wrong with the property--you want to know about it. If you do this, neighbors are more than willing to call and let you know when something about your property is irritating them.

Clear the flyers off the porch and mail jammed into the door on a regular basis or ask a neighbor (or pay them) to do it. Also pay someone to come out to mow the yard during the spring/summer or come do it yourself.

9. Don't trust property management realtors. Always verify that they are doing what they say they are doing. You can't trust many of them to properly screen tenants much less take care of your asset. You own this thing, they don't, and they don't ever hold themselves liable for tenants they place on your property or what happens when it's not occupied.

10. Make sure your insurance does not lapse. You will be stuck if a junkie breaks in to get at your plumbing. Then it will take a lot of money in contractors and materials to get your property back up to code since it will be very hard to sell it to a buyer as-is, and there is no shortage of extremely cheap property in philly that rehabbers can get their hands on in better condition or a more desirable location than your property.

With insurance it will be easier to fix the problems (plus it will motivate you to sell once the repairs are finished).




If your property is going to be vacant for more than 6 months, you should probably consider putting it up for sale or fix whatever the reasons are why you aren't renting it out and rent the property out. Neighbors spread the word about vacant homes after a few months and word travels and eventually reaches metal thieves looking to get at your plumbing.



People typically don't get vigilant unless something bad happens and in this town, it's not long after you let your guard down that you are taken advantage of. And when you get a squatter or your property is broken into and the plumbing destroyed by junkies looking for scrap, you're not likely to want to spend more money in this money trap.

This is where vacant properties tend to fall into a state of disrepair because the owner is despondent about correcting the damage because of the cost, but cannot sell the house at the price he wanted to recover the original investment.

These make up the thousands and thousands of properties across philadelphia which are in this form of decay and the only way out is to take the properties to sheriff's sale over unpaid property taxes and put them in the hands of people who will rehabilitate them and occupy them, which costs a lot of money, time and effort.

[Jaysmom]

Parked there on Monday night and the outide looks worse than it did 2 weeks ago...The whole window looks broken now...overall, the whole block seems to be headed by the wayside.

[NE19149]

Parked there on Monday night and the outide looks worse than it did 2 weeks ago...The whole window looks broken now...overall, the whole block seems to be headed by the wayside.

That's a shame the owner or someone in control doesn't have the decency to at least board up the windows, even though it looks ghetto.
Cats and animals will find a nest now.

[ArcticSplash]

Got an update from the owner while I was out of town. Repairs have started on one of the houses.

Joan K's office has re-contacted the lawyers handling the two other houses. The occupants will probably be lumped into a John Doe suit and taken to Common Pleas for a Writ of Ejection for any and all human beings inside both those houses who are not part of the estate. No word on when this will actually happen, though. If they do get the Writ that means that the PPD will have no choice but to forcibly remove the occupants if they don't leave on the date of the Writ.

I'm sure word has gotten back to all the squatters that their days on this block are numbered.

[wislad]

Got an update from the owner while I was out of town. Repairs have started on one of the houses.

Joan K's office has re-contacted the lawyers handling the two other houses. The occupants will probably be lumped into a John Doe suit and taken to Common Pleas for a Writ of Ejection for any and all human beings inside both those houses who are not part of the estate. No word on when this will actually happen, though. If they do get the Writ that means that the PPD will have no choice but to forcibly remove the occupants if they don't leave on the date of the Writ.

I'm sure word has gotten back to all the squatters that their days on this block are numbered.

That would be a Complaint in Ejectment in CP Court. If the owner is successful, it would be followed by a Writ of Possession.

[ArcticSplash]

That would be a Complaint in Ejectment in CP Court. If the owner is successful, it would be followed by a Writ of Possession.

Sorry I mixed up my terms. Yes it's the WOP that actually orders the Sheriff's office to respond (usually assisted by PPD).

[tomasher]

Philly.com article this morning: Are absentee landlords killing once-good NE Phila. neighborhoods?

Are absentee landlords killing once-good NE Phila. neighborhoods? | Philadelphia Daily News | 09/29/2011

[lemko]

Philly.com article this morning: Are absentee landlords killing once-good NE Phila. neighborhoods?

Are absentee landlords killing once-good NE Phila. neighborhoods? | Philadelphia Daily News | 09/29/2011

Q: Are absentee landlords killing once-good NE Phila. neighborhoods?

A: YES!!!

[Cya]

Q: Are absentee landlords killing once-good NE Phila. neighborhoods?

A: YES!!!

Is it election time again for state reps? That seems to be the only time we hear them speak up about this issue.
Or maybe the reporter just tracked them down for quotes after the homeowners who are selling their houses called the newspapers.

Either way, I find it hard to believe that the city and state reps are having a hard time tracking down these absentee landlords.
This problem of using a PO Box for their contact address should have been addressed years ago during the housing boom that brought all the out-of-state buyers into the NE. This should have been taken care of by the title companies at settlement. No PO Boxes. No property management companies on the paperwork.

This city and state make it hard to want to stay in Philadelphia.

[ArcticSplash]

Is it election time again for state reps? That seems to be the only time we hear them speak up about this issue.
Or maybe the reporter just tracked them down for quotes after the homeowners who are selling their houses called the newspapers.

Either way, I find it hard to believe that the city and state reps are having a hard time tracking down these absentee landlords.
This problem of using a PO Box for their contact address should have been addressed years ago during the housing boom that brought all the out-of-state buyers into the NE. This should have been taken care of by the title companies at settlement. No PO Boxes. No property management companies on the paperwork.

This city and state make it hard to want to stay in Philadelphia.

I've been pushing Morgan to write about this story for a while now and I've delivered quite a bit of material to her.

I would not fault State Rep Boyle, he's been involved in this WAY before election season if you've read NEastPhilly.

[lemko]

Is this the owner of the properties in question?

JEFF GU is one of the New York investors who have come in to buy large numbers of properties in Northeast Philadelphia.
While some of those investors have been accused of neglect, Gu has attempted to keep his in good shape. But the distance between him and the rowhouse he owns on Levick Street near Frankford Avenue, in Mayfair, has created problems.

Gu had tenants evicted in 2008, but, he said, they broke into the rowhouse sometime earlier this year and were living as squatters - a situation that came to the landlord's attention only after neighbors complained about the house's broken windows.

Neighbors told him that his former tenants were dealing drugs from the house and that a man was shot inside the rowhouse in August.

"Before they got evicted, they basically trashed the whole house - they broke everything," Gu said. "After that, I cleaned it up, and if I cannot find a good tenant, I would rather just leave it locked up, [so I] kept it vacant."

The illegal tenants have since vacated Gu's property, after Linda Lawrence, a constituent-services representative in Councilwoman Joan Krajewski's office, discovered that the gas was turned on illegally and had it shut off.

Gu estimated that he'll spend at least $5,000 on repairs of holes in the walls and broken windows and bills, including a $1,500 water bill caused by a leak. He regrets buying the property, but said that he'd lose too much money if he tried to resell it now. He's not sure if he'll try renting again once it's repaired.

"The first step is just to clean it up," he said. "I don't have any specific plans yet," he said. "I was so happy that I got those people out."

[Hospitalitygirl]

Is it election time again for state reps? That seems to be the only time we hear them speak up about this issue.
Or maybe the reporter just tracked them down for quotes after the homeowners who are selling their houses called the newspapers.

Either way, I find it hard to believe that the city and state reps are having a hard time tracking down these absentee landlords.
This problem of using a PO Box for their contact address should have been addressed years ago during the housing boom that brought all the out-of-state buyers into the NE. This should have been taken care of by the title companies at settlement. No PO Boxes. No property management companies on the paperwork.

This city and state make it hard to want to stay in Philadelphia.

Election for state representative is next year. This year it council, the mayor and the row offices.

[ArcticSplash]

Is this the owner of the properties in question?

JEFF GU is one of the New York investors who have come in to buy large numbers of properties in Northeast Philadelphia.
While some of those investors have been accused of neglect, Gu has attempted to keep his in good shape. But the distance between him and the rowhouse he owns on Levick Street near Frankford Avenue, in Mayfair, has created problems.

Gu had tenants evicted in 2008, but, he said, they broke into the rowhouse sometime earlier this year and were living as squatters - a situation that came to the landlord's attention only after neighbors complained about the house's broken windows.

Neighbors told him that his former tenants were dealing drugs from the house and that a man was shot inside the rowhouse in August.

"Before they got evicted, they basically trashed the whole house - they broke everything," Gu said. "After that, I cleaned it up, and if I cannot find a good tenant, I would rather just leave it locked up, [so I] kept it vacant."

The illegal tenants have since vacated Gu's property, after Linda Lawrence, a constituent-services representative in Councilwoman Joan Krajewski's office, discovered that the gas was turned on illegally and had it shut off.

Gu estimated that he'll spend at least $5,000 on repairs of holes in the walls and broken windows and bills, including a $1,500 water bill caused by a leak. He regrets buying the property, but said that he'd lose too much money if he tried to resell it now. He's not sure if he'll try renting again once it's repaired.

"The first step is just to clean it up," he said. "I don't have any specific plans yet," he said. "I was so happy that I got those people out."

Only one of the properties (the one where I posted the pictures of the destroyed house).

The other two properties are tied up in Orphan's Court. Linda from Joan K's office let me know the estate is now on its THIRD executor. There's been a lot of squabbling and friction from the survivors. However the estate IS still in process at Orphans right now and the two houses which have squatters in them now will be disposed because the survivors want to dispose of the properties because they want to split up the $$$$.

There is no way either of the two properties can be sold with squatters in them.

[wislad]

Here's my two cents so I hope the politicians out there are paying attention.

There needs to be legislation requiring anyone purchasing a property in this city that they do not intend to live in to:

1. Provide their physical address (where they sleep at night) to the Title Clerk so that it can be properly noted on the cover of the Deed. This is the only way city agencies, as well as the PWD for monthly billing, will be able to find an absentee owner. I know for a fact that Title Clerks don't care and look the other way when they know the buyer at the settlement table is an investor. I bought another property five years ago that my son and his children live in and without asking, the Title Clerk automatically put the property address as my mailing address on the front of the Deed. When I told her that that wasn't my mailing address, she was reluctant to change it for me saying something to the effect that "that's what everybody does." Oh, and, by the way, even though my son lives in the property, I have a BP license, and I pay for the annual property license and BP tax.

2. Complete and pay for the property license and BP license at the settlement table so the Title Company can have them delivered to City Hall and MSB at the same time the Deed and Mortgage are being recorded. Also put a clause in the property license application that requires the owner--say like within ten days of any change--to notify the City of their new home address. Failing to do so should result in a fine.

Without these kinds of policies, the city will continue to beat their heads against the wall by suing one absentee landlord after another for $1,000 water bills a pop, L&I violations, fines and unpaid real estate taxes and get no service and no judgment in court because the owner doesn't live at the property. It's a vicious cycle and it costs the city a ton of uncollected revenue.

Also, CLIP should consider changing their present policy that does not allow anonymous complaints. I get a lot of neighbors, mostly seniors, who end up calling me because they are afraid to call CLIP and give their name because they fear retaliation so I end up doing it for them.

I find absentee landlords all the time in several ways so why can't the city? When the handmade FOR RENT sign goes up, I always write down the address and the phone number on the sign then I have it if there is a problem down the road.

I have also found many an absentee landlord on Facebook, or with a simple google search. In addition, many of these investors are prominent doctors and lawyers. When their name is not a common one, you can usually get their info within the first few hits.

In the past, when I have called some of these absentee owners that I found, many of them behaved as if I was stalking them! There was one prominent NYC heart surgeon that I called at his office. Of course I didn't get him on the phone but I left a detailed message with a member of his staff. When I told them that I found them on Facebook, or by simply googling them, or that I got their cell phone number off of the sign they had on the lawn the year before, they were freaked! It was actually pretty funny. But the end result was that they were more than happy to correct the problem pronto because they knew that they were just a phone call away if they ignored me.

[ArcticSplash]

Update:

I have it on good authority that the estate is near disposal in Orpahans Court and the Executor(ix) of the estate is very close to submitting the petition for a Writ against this property.

In lay terms, the evictions are coming up soon on 3147 and 3150 Levick Street. I'm guessing it will be a few months out.


Because both properties are not in a situation of mortgage foreclosure, they are exempted from Obama's "stay in your home" program for renters.

[ArcticSplash]

Goodbye Freeloaders - Philadelinquency

[randomuser]

Good God, a squatter infestation sounds worse than a termite infestation that compromises the structural integrity of the house! Sounds like the only way to truly get rid of either is to demolish the place. Truth is, I'd soon see owners demolish their unwanted houses rather than to see them fall to squatters or Section 8. Both are equally ruinous to other houses around them. Look how in this one instance how one house was infested with squatters and the cancer quickly spread to those nearby. Demolishing a squatter house is kind of like amputatating a gangrenous limb to save the rest of the body from death by infection.

Unfortunately that's not really an option in neighborhoods like the ones in the Northeast and other parts of the metro with the more uniform rowhouses. They're not meant to stand alone but to blend together to form a neighborhood so if you demolish one, you can't build any other kind of house in its place the way you can in the more newly "trendy" neighborhoods.

I commend ArcticSplash for what he's doing. That's exactly what neighborhoods like Mayfair and others need to do because they're not going to be "saved" like ones in West, South, Northwest, parts of Southwest, parts of North, parts of Kensington, etc are being. The Northeast is really the only section of the city or metro with those houses that can actually be stabilized except maybe the older parts of Upper Darby near the end of the El. Just like Upper Darby, because the Northeast is so big (almost the size of cities like Boston, SF, and DC), you can't let people gentrify the Lower Northeast at the expense of the rest of it. The whole Northeast needs to come together to dictate what happens and where.

You definitely need tax reform, too. People obviously don't want to move to a city where the taxes are higher and schools lesser than the suburbs just over the county line when they're not close enough to the actual "city" to make it worth it.

ArcticSplash, I may not appreciate your "suburbs are getting crappy" threads but you're providing a needed service by doing things like this and through your site, and that's something anybody who has seen this crap ruin neighborhoods can get behind.