Foreclosures – How Code Execution addresses the problem of abandoned and vacant Properties


Code Execution Departments for counties and municipalities across the United States have been faced with increased workload issues created by the growing number of orphaned and abandoned properties due to the ongoing search for foreclosures with mortgage holders (banks, lenders and lien holders)., confirmed that “National foreclosure rate in January 2010 was one foreclosure filing for every 466 US households, serious problems remain in the West and the Florida Unemployment, economic hardship, negative equity and credit supply runs. Foreclosures.” If property the owner was in arrears with their mortgage payments and could not satisfy the outstanding debt or move mortgage and any outstanding penalties existing in pre-foreclosure stage, they were surely going to be faced with having to leave their homes. In some cases, property owners who were upside down in their mortgage or through financial difficulties find themselves in a situation where the cost was just too overwhelming may choose to just walk away from their homes, no matter how difficult it was for them and their families. At a time when most jurisdictions, particularly small municipalities are also dealing with the difficulties arising from the financial challenges and difficulties that are reducing labor and capital, are rising foreclosures take their toll number implementing departments are instructed to try to stay close and communities from becoming blighted, dangerous, and dropped in price.

The problems that were created by sitting vacant residential property, such as vandalism, unsafe open structures, stagnant pools, just to name a few, created huge costs that communities entrusted to secure and diminishing these problems without assistance from any assets or residents. Often property owners were responsible for maintaining their homes during this difficult time found it unfair that they were still required to provide regular maintenance of their properties or face code enforcement penalties but abandoned foreclosed home next door were neglected and left to come down the value of their homes and reduce their neighborhoods. According to the latest report Realty Trac, a company that monitors the development of foreclosures of any state, “Florida posted the second highest state foreclosure rate among the nation in November 2009, with one in every 165 housing units receiving foreclosure filing during the month. Florida took the No. 2 spot from California, who sent third highest foreclosure rate nation. “It was common for community members and leaders around the state Florida feel to mortgagees was slow to take responsibility for these assets and began to put pressure on state and local governments to deal with these assets without using tax dollars their way to make it.

Foreclosure Proceedings in the State of Florida

There are several different types of foreclosure proceedings in the United States. According, “One common type of foreclosure is a” work in lieu of foreclosure “agreement. Often called” strict foreclosure, “the bank says the title and possession of the property back to satisfy the debt. The most common type is proceeding known simply as” foreclosure ” or “judicial foreclosure. This property is exposed to auction by the county or the bodyguard. The winning bidder gets the deed to the property. Banks and other lenders usually offer the property in the amount of debt owed, and if no other buyers step forward that they will get title to the property. Other countries still dominate other type of foreclosure, a so-called non-judicial ‘or’ legal ‘foreclosure. In this case, when the borrower fails to make payments, the lender may be issued a notice of default and intent to sell. If the borrower does not resolve default payments or otherwise, the property will be sold at public auction. “In the State of Florida are foreclosures treated as judicial procedures, which are processed through the legal system. This process may take some time, 5 months or more, starting with the lender advise a mortgage that they are in default, and then take a notice of lis Pender. The homeowner will be served notify complaint, which basically provides notice of intent to block and contains the total. The property owner gets to have the opportunity to appear in court to answer the complaint, but if the court rules against the property owner, the judgment of foreclosure will be issued. After the judgment has been registered, the publications will be issued by the court that permits the sheriff. Usually, if property owners remain in the home, they would be trespassing. If the property is sold by judicial sale, certificate of title will be issued to new the property owner or returned to the mortgagee.

Challenges for code compliance

Code enforcement officers usually deal code violation in the occupied properties where the residents are either unaware of the code requirements, neglected, financially distressed or possibly break the code requirements intentional, though in the case of abandoned or vacant homes, these parties have either gone away or has been ordered to evacuate properties leave the property maintenance and breaks for other responsible parties that control the features that in most cases the owners of mortgage notes. This will be a difficult task that property owners were often required to vacate the premises before the property was either sold or taken back by the mortgagee through completing the foreclosure process take ownership records intact. Code enforcement officers were now faced with dealing code violations at vacant real estate in tracking down the responsible parties for these assets was extremely difficult. Even the name of the mortgagee was located by investigating foreclosure filing papers, it was only a large corporate bank or financial institution name and address would not lead you to someone who was responsible for the property and would get lost in the maze. With strapped resources and increasing demands from community members, local governments began to adopt various free registration program that requires mortgage holders to become more involved with these foreclosure properties either from the time the property owners were to go into default or when the property was vacant and abandoned . Although some registration applications can only consists of providing information, such as the responsible party name and contact information, some applications require important steps to take vacant, abandoned property including providing electronic security systems.

Sample Registration Program, Broward County Florida

Municipalities have had to take measures to promote local negative effects vacant and abandoned properties and obtain voluntary compliance property maintenance and building code violations. For example, in Broward County Florida Building Code Inspectors and Code Compliance Officers respond to numerous complaints and concerns regarding single-family homes, condominiums, townhouses and duplexes that are damaged in severe states blight, lack of maintenance, safety, dangerous conditions and other health issues and security of these features available. Require mortgagees and absentee owners of vacant and abandoned properties to correct such violations presents significant challenges to the Code Enforcement process. Moreover, when these properties are abandoned and vacant for a long time, there may be unexpected problems for the buyers of these properties, such as property maintenance issues, outstanding building permits and code implementation liens and / or food. In response to recent events in the housing market, which have led to a drastic increase in the number of enforcement homes located within the unincorporated areas of Broward County, the Abandoned / Vacant Real Property Registration and certification ordinance to protect unincorporated residential neighborhoods from becoming blighted through the lack of adequate maintenance and security of abandoned and vacant properties. The program is designed to address the properties that are vacant and abandoned that have come under the control of the mortgagee or beneficiary due to default by the borrower and / or foreclosure process. The program also applies to assets that were obtained to work in lieu of foreclosure. The program requires mortgage lenders to view defaulted properties to verify that they are occupied. If the property is considered to be vacant, the program requires that lenders take advantage of the abandonment provisions within the mortgage contract, a register of property County and immediately started to ensure and maintain the property to program standards.

The ordinance also requires a local property management company the contract to perform bi-weekly inspections to ensure compliance with the requirements of the ordinance, if the owner of the property is a corporation, partnership, and / or out of Area mortgagee / owner. The property will also be available by name and 24-hour phone number for the property manager who can respond to problems or concerns. The inspection and certification portion This program offers added protection for buyers enforcement of residential property in unincorporated areas of Broward County by requiring all claim owners of these properties are purchased through the certificate of title (foreclosures and judgments), in accordance with section 45, Florida Statutes or the deed in lieu of foreclosure / sale to obtain a certificate of Foreclosure inspection before offering the property for sale, transfer, or other alienation. This requirement allows for performance cursory visual inspection of the property and the inspection report with code enforcement officers to provide disclosure of any non-compliance with property maintenance codes, outstanding County liens and / or special assessments onerous property and also appeared excellent building.

measures to address the problem of foreclosures

As state and local governments look for ways to assist distressed homeowners to keep their homes or to assist the buyer and investors to acquire foreclosed homes to get them repaired, maintained and occupied, the banks have also focused on solving local authorities in relation to the problems associated with vacant and abandoned properties. Mortgagees can use its own staff or get the services of companies such as asset or mortgage servicers to handle multiple functions and responsibilities related to the enforcement of assets from pre-foreclosure property through conservation Finally, sale or transfer to a new owner. The companies employ a variety of staff to conduct such broad areas such as asset management, real estate and title services and have started to put more emphasis on asset preservation and code compliance. These companies acting on behalf of the banks that use their services have recently focused their attention on the manner standard for managing them, at the same time, to promote cooperation with local jurisdiction code execution staff to help reduce problems with vacant and abandoned properties and create a better method of communication when problems are not addressed with property maintenance issues. According to the website for mortgage Bankers Association, the organization promotes the use of MERS ® Mortgage Electronic Registration System database to get a list of property preservation contacts to assist local jurisdictions in their efforts, especially in the case of ensuring open and exposed, liquid assets .


Properties that remain abandoned, neglected, and unsecured for a long time, which may include years, working against mortgagees as those conditions continue to force property values ​​continue to decline, the cost for repairs to increase due to vandalism and deterioration and responsibility for mortgagees remain as squatters and children get access inside unsecured home. In order to code enforcement to be truly proactive, it must take steps to prevent the problem not deal with them accordingly. Even though most jurisdictions fee for the registration of these assets, expenses are generally intended to offset operating costs for the program which includes all the administrative work involved, as well as increased field research work that vacant and abandoned properties have. Leading the activities of these programs to seek out a responsible asset preservation and servicers work to reduce costs for mortgagees as well as local jurisdiction. Fines and liens placed on these assets for the daily operations of penalties and cost abatement work such as delivering board-ups, stagnant pool reduction, much mowing and junk, debris removal will reach the hundreds and even thousands. Because many of these features remain in the name of the previous owner until the property is transferred and the new owner is properly recorded in the county records, most jurisdictions only need to mention the owner of the file tax assessment person or their work to address violations. The property registration applications have achieved many objectives include increased responsibility and accountability that mortgage holders in connection with those assets, following local property maintenance and construction safety regulations, and increased attention to making these assets viable return of ownership and increase step towards re-occupancy. The more properties remain occupied and less are bank owned or abandoned, the less the need for this type of vacant property ordinances and registration programs.


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