ive got a stinky situation (literally)

a 2 family home, that the neighborhood average sale is 15k-20k. both units are wrecked, not to mention full of stuff. on top of that, dog poop....EVERYWHERE!

its gonna cost several thousand to do this job. do banks ever consider selling them as is? with the crap (again, literally) included ?

The listing agreement I am typing up is for a MH that was gross, and I just had the bank rip out the carpet and do the deep cleaning. No carpet replacement, no appliances. With the MH market as it is I figured our best chance was to sell to an investor. Our minimal cleanup cost $4K+ (10% of the list price!) but it had to be done. I actually got the bank to put up their credit card so I didn't have to invest in a money pit. The smaller guys will do that sometimes...

I didn't help you any, I am just rambling now. Sorry.

I have seen a couple instances where the banks would not pay for a trashout and the properties were sold as is, including the trash (dog poop, whatever). I also had a bank pay $2,500 for a trashout on a house that sold for $8,000. So I guess the answer is it varies from case to case.

when they do the trashout ...have them take the house too...then just sell the land

The whole point of the trash out is to remove liability. Trash=liability. If someone goes into a home that has not been trashed out there may be broken glass, rotten food, bugs and so on that could make the situation worse.

I'll agree with bLANK mAN on this one even if we have differences on other items. Reduced liabilty, proper disposal of hazardous waste, etc. are as much a part of the trash out objective as an effort to improve the appearance.

Sometimes there will be buyers that will want to take it "as is" to try to get it for a better price or because they expect to find something useful mixed in with the trash. On the few where I've had this happen the seller provides a document that clearly states the purchaser is assuming liability for all that is there , known and unknown at the time of the sale.

I get some in a bad neighborhoods where my trashout guys won't to go. I eventually get it done, the trash just ripens a little more filling the place with a distinctive aroma.

Yep, its a liability issue. If you tell your AM just that they'll do it almost every time.

My question is do most of you have your own trashout/preservation companies? Do you use a locksmith or do it yourself?

Both. It depends on what bank or servicer it is.

On lock work sometimes they have already been done when I get the assignment, on those that aren't I will hire my locksmith if it needs a special code or if I can't get in without breaking something. If I can get in, and any code that is different than what is there is acceptable, I just go ahead and do it myself.

Similar with trash outs except no 3rd option; I don't do them!

Same here I usually do the lock changing myself,because I couldn't get a locksmith to go anywhere for 100-125.00 and fortunately I haven't had to break anything they are usually open,but trash outs I have a property preservation team that handles everything else for me.

When you do the lock changing or trashout yourself, do you charge the asset companies? And how do you handle that. Do you just make up an invoice with your information and submit?

Of course I charge them! Cant work for free,I have a preservation team so they write me up an invoice and we submit.

We could probably tell some pretty entertaining stories and post tons of photos of some of the trashouts we do.

We work primarily in Riverside and San Bernardino Counties and quite often go into some pretty rough neighboods where vandals have completely stripped the property of all copper and have pulled wiring runs right through the drywall.

We just estimated a trashout yesterday where we're going to have to drain the pool and the stench from it when you enter the backyard is overwhelming. Then, of course there are mosquitoes all over the top and it's been sitting so long without chemicals that it's green on top and murky black on the bottom. We've already had to refuse one pool because of it's really creepy condition and I'm not so sure about this one either. [Just hope we don't find the previous homeowner at the bottom when we drain it.]

We just started doing pre-sale properties last week for another client and this week my crew has had a gun drawn on them once [for cutting the front lawn of a high end property ~ neighbor thought they were getting ready to squat ~ LOL] and the cops have been called twice.

I'm thinking we should stick with the REO properties. At least notices are posted all over and the neighbors expect people to come out and start the cleanup.

I haven't seen a trashout that can't be cleaned up, though. The one with the creepy pool needs a total interior rehab but the house is a nice one and will look great when it's done.

Linda