Automate: Tenant Training Special Circumstances How to Handle a Drug House in a Neighboring Property

Now, hopefully you never have a neighboring how that looks this bad! However, you may in certain neighborhoods run into an adjacent property that has illegal drug activity. This provides serious problems for your property value and hinders the ability to place quality residents in your own property. What’s to be done?

We believe that it takes a comprehensive approach to handle such deep and complex problems. What usually happens is that the entire area knows what is happening, law enforcement may even be involved, but it sadly continues a long time until there is enough evidence to convict. The negative impact of this type of illegal activity reaches far beyond cashflow to even life and death.

We found the following steps helpful, but it is not a linear progression. It is often all at once and repeated.

1) Introduce yourself to the neighbors excluding the drug house. Give out your business card. Let them know you are serious about improving the neighborhood. Be accessible and serious while acknowledging the challenges in the area. Listen carefully to their stories and concerns. We can’t understate the value in this step - listening is vital!

2) Document everything. Keep a file noting exact times, dates, and details of any illegal activity observed. Look for patterns. Write down license plate #’s and make/model of vehicles. Write down any distinctive features such as tattoos. Communicate with law enforcement and ask what information they need. If you are not onsite often, train your repair crew to make notes, take photos, and videos. Ask residents and neighbors to do the same. Be sure all the neighbors have your phone number to send them to you. While you’re talking to them, you can have the neighbor text you their number and be sure to save their name and address in your phone.

3) Place high intensity solar powered motion lights facing the offending parcel. Light it up around all exterior entrances for your current residents.

4) Consider privacy fences and security cameras. At the minimum you can place fake cameras and signs.

5) Know that you can call the local law enforcement for a “Well Visit” for any number of reasons on the address in question. Check with your local ordinances as to the reasons allowed.

6) Call your local code enforcement department for any trash, health, safety, or fire hazards occurring at the residence.

7) Locate through the County Auditor the name and phone # of the current owner. Write a letter or call the owner - not to complain- but to offer a listening ear, a cooperative ally, and to perhaps offer to purchase the building. “Have you ever considered selling the building? I own the address next door and I admire XYZ about the building.” Be honest and find one positive thing even if it’s only the location. Again, this is the time to listen. Ask good-hearted questions. Don’t promise anything, of course, but offer to put together some numbers if the opportunity seems appropriate. Be direct and friendly. See the section in the Portal on Crafting an Irresistible Offer.

8) Let your current residents know that you are aware and you are actively involved. Don’t discuss particulars, and in fact let them know that you can’t discuss it because you’re working with law enforcement. The reason for this is two-fold. You don’t want to spread rumors or waste the time talking about the drama AND you don’t know if your current residents are involved or not. Always error on the side of NOT disclosing any details. It’s enough to reassure them that you’re actively involved in solutions to the situation. Don’t apologize. Just be confident and firm that it will get solved.

Be persistent and patient and relentless. It will take time, possibly money, and patience to coordinate the removal of the drug problem either through law enforcement and encouraging the current owner or through purchasing the property yourself. Either way, it is a win to stop illegal and harmful activity from happening near your rental property. You obviously want those who do illegal drugs to turn their lives around and make better choices, but they must feel the consequences of their choices in order to have the motivation to change. You are interested in providing safe, healthy homes that build a community. In return, this will create a profit for you by way of safe, well-rented homes!