Vacant Property Registration Ordinances

Safeguard’s Director of Community Initiatives Michael Halpern wrote an article entitled Vacant Property Registration Ordinances, featured in REOMAC’s Update Newsletter Spring Edition.

Vacant Property Registration Ordinances – state vs. city approaches

Municipal vacant property registration ordinances continue to make headlines across the country, as cities seek solutions to address the challenges of vacant and abandoned properties.

Most recently, the cities of Chicago and Las Vegas made news with aggressive ordinances designed to make lien holders more accountable for properties prior to foreclosure. They are among more than 700 different city ordinances currently being tracked around the country, each with their unique requirements, penalties and fees.

A more promising alternative to city ordinances, which should benefit cities and the mortgage servicing community alike, is the creation of statewide vacant property legislation. While statewide legislation addressing the topic of vacant property registrations exists to varying degrees in the states of Connecticut, Virginia, Texas and ones proposed in Kentucky and Georgia, a foreclosure task force under way in Maryland bears Property Registration Updates watching, as it appears to be taking a more comprehensive approach to address the housing crisis on many levels, and seems to align with the goals of the servicing industry on numerous fronts.

Maryland’s Foreclosure Task Force
Maryland’s Governor Martin O’Malley created the Maryland Foreclosure Task Force in the fall of 2011. The charge to the task force was to: “1) assess foreclosure trends and the impact of foreclosures on communities across Maryland; 2) identify further innovative and effective strategies to enhance loss mitigation outcomes for homeowners; and 3) identify innovative and effective strategies to strengthen Maryland neighborhoods impacted by foreclosure,” according to the task force’s report released January 11, 2012.

The report outlines initiatives and legislation to aid in the recovery of the housing crisis. In the report, the group recommended several legislative actions. Two areas of interest the task force recommends include: Enhancing loss mitigation and strengthening Maryland neighborhoods. Those recommendations include:

  •  Stabilize property values and focus resources on occupied properties.
  • Ensure compliance with notices protecting tenants in foreclosure.
  • Create a centralized Foreclosed Property Registry.
  • Enact a Neighborhood Conservation Tax Credit for people who purchase foreclosed properties as their principal residence.
  • Expand financing tools and incentives for reclamation of foreclosed properties.
  • Encourage expanded partnerships between nonprofits, local governments and REO holders and other Foreclosure Purchasers.
  • Encourage transition of distressed properties, including multi-family properties, to high quality affordable rental opportunities, particularly near transit and good schools.
  • Encourage the timely resale of distressed and REO properties to new third party owners, with an emphasis on selling homes to new homeowners, where high homeownership rates have traditionally predominated.


Accelerated Foreclosure and Statewide Vacant Property Registries
From a property preservation standpoint, the two most important components of Maryland’s Foreclosure Task Force’s report include accelerating the foreclosure process for vacant or abandoned properties, and enacting a statewide foreclosed property registration. Both are positive steps.

Accelerating foreclosure for vacant properties would allow servicers to take possession of properties abandoned by homeowners more quickly and restore them to ownership and occupancy. At the same time, servicers still would reach out to assist defaulted borrowers and help them remain in their homes.

More importantly, accelerating foreclosure helps to achieve what municipalities and states want in enacting vacant property ordinances giving lien holders responsibility for abandoned properties. Until a defaulted property can move through foreclosure, the lien holder’s ability to take action for the property are limited. In other words, possession and responsibility must go hand-in-hand.

By facilitating the process to give both possession and responsibility to lien holders, the time that a property stands vacant will be reduced, thereby reducing the risk of damage, deterioration, the loss of property value, and the negative impact that vacant properties have on surrounding properties. Maryland’s foreclosed property registration recommendation also is consistent with the goals of the mortgage servicing community and municipalities across the country to achieve greater transparency and open the channels of communication to resolve code issues more quickly and efficiently.

A statewide foreclosed property registry would facilitate the notification process when a property incurs a code violation. Even with regular property preservation services, vacant properties will incur code violations, as they may be vandalized or damaged between routine service calls. A statewide registry would connect code enforcement officials and servicers more quickly so that those issues can be addressed in a timely manner, before more serious damage to the property can occur.

In fact, facilitating such communication and creating uniformity for communities and servicers was the goal when Safeguard created Compliance Connections, an online portal that allows municipalities and servicers to manage the entire code compliance process, completely and in real-time.

Uniformity is critical when it comes to vacant property registrations. While lien holders strive to comply with the approximately 700 individual municipal vacant property registration ordinances that currently exist across the country, the fact is, the more uniform ordinances are, the more able servicers will be to comply with them. Thus the move to statewide registries is a positive development.

To view the online article, please click here.

About Safeguard
Safeguard Properties is the largest privately held field services company in the country. Located in Cleveland, Ohio and founded in 1990 by Robert Klein, Safeguard has grown from a regional preservation company with a few employees  and a handful of contractors performing services in the Midwest, to a national company with nearly 1,000 employees. Safeguard is supported by a nationwide network of subcontractors able to perform any requested superintendence, preservation, and maintenance functions, as well as numerous ancillary services in the U.S., the Virgin Islands, and Puerto Rico.


Safeguard’s Director of Community Initiatives Michael Halpern wrote an article entitled Vacant Property Registration Ordinances, featured in REOMAC’s Update Newsletter Spring Edition.



Alan Jaffa

Alan Jaffa is the chief executive officer for Safeguard, steering the company as the mortgage field services industry leader. He also serves on the board of advisors for SCG Partners, a middle-market private equity fund focused on diversifying and expanding Safeguard Properties’ business model into complimentary markets.

Alan joined Safeguard in 1995, learning the business from the ground up. He was promoted to chief operating officer in 2002, and was named CEO in May 2010. His hands-on experience has given him unique insights as a leader to innovate, improve and strengthen Safeguard’s processes to assure that the company adheres to the highest standards of quality and customer service.

Under Alan’s leadership, Safeguard has grown significantly with strategies that have included new and expanded services, technology investments that deliver higher quality and greater efficiency to clients, and strategic acquisitions. He takes a team approach to process improvement, involving staff at all levels of the organization to address issues, brainstorm solutions, and identify new and better ways to serve clients.

In 2008, Alan was recognized by Crain’s Cleveland Business in its annual “40-Under-40” profile of young leaders. He also was named a NEO Ernst & Young Entrepreneur of the Year® finalist in 2013.


Chief Operating Officer

Michael Greenbaum

Michael Greenbaum is the chief operating officer for Safeguard. Mike has been instrumental in aligning operations to become more efficient, effective, and compliant with our ever-changing industry requirements. Mike has a proven track record of excellence, partnership and collaboration at Safeguard. Under Mike’s leadership, all operational departments of Safeguard have reviewed, updated and enhanced their business processes to maximize efficiency and improve quality control.

Mike joined Safeguard in July 2010 as vice president of REO and has continued to take on additional duties and responsibilities within the organization, including the role of vice president of operations in 2013 and then COO in 2015.

Mike built his business career in supply-chain management, operations, finance and marketing. He has held senior management and executive positions with Erico, a manufacturing company in Solon, Ohio; Accel, Inc., a packaging company in Lewis Center, Ohio; and McMaster-Carr, an industrial supply company in Aurora, Ohio.

Before entering the business world, Mike served in the U.S. Army, Ordinance Branch, and specialized in supply chain management. He is a distinguished graduate of West Point (U.S. Military Academy), where he majored in quantitative economics.



Sean Reddington

Sean Reddington is the new Chief Information Officer for Safeguard Properties LLC. Sean has over 15+ years of experience in Information Services Management with a strong focus on Product and Application Management. Sean is responsible for Safeguard’s technological direction, including planning, implementation and maintaining all operational systems

Sean has a proven record of accomplishment for increasing operational efficiencies, improving customer service levels, and implementing and maintaining IT initiatives to support successful business processes.  He has provided the vision and dedicated leadership for key technologies for Fortune 100 companies, and nationally recognized consulting firms including enterprise system architecture, security, desktop and database management systems. Sean possesses strong functional and system knowledge of information security, systems and software, contracts management, budgeting, human resources and legal and related regulatory compliance.

Sean joined Safeguard Properties LLC from RenPSG Inc. which is a nationally leading Philintropic Software Platform in the Fintech space. He oversaw the organization’s technological direction including planning, implementing and maintaining the best practices that align with all corporate functions. He also provided day-to-day technology operations, enterprise security, information risk and vulnerability management, audit and compliance, security awareness and training.

Prior to RenPSG, Sean worked for DMI Consulting as a Client Success Director where he guided the delivery in a multibillion-dollar Fortune 500 enterprise client account. He was responsible for all project deliveries in terms of quality, budget and timeliness and led the team to coordinate development and definition of project scope and limitations. Sean also worked for KPMG Consulting in their Microsoft Practice and Technicolor’s Ebusiness Division where he had responsibility for application development, maintenance, and support.

Sean is a graduate of Rutgers University with a Bachelor of Arts and received his Masters in International Business from Central Michigan University. He was also a commissioned officer in the United States Air Force prior to his career in the business world.


General Counsel and Executive Vice President

Linda Erkkila, Esq.

Linda Erkkila is the general counsel and executive vice president for Safeguard and oversees the legal, human resources, training, and compliance departments. Linda’s responsibilities cover regulatory issues that impact Safeguard’s operations, risk mitigation, enterprise strategic planning, human resources and training initiatives, compliance, litigation and claims management, and mergers, acquisition and joint ventures.

Linda assures that Safeguard’s strategic initiatives align with its resources, leverage opportunities across the company, and contemplate compliance mandates. Her practice spans over 20 years, and Linda’s experience covers regulatory disclosure, corporate governance compliance, risk assessment, executive compensation, litigation management, and merger and acquisition activity. Her experience at a former Fortune 500 financial institution during the subprime crisis helped develop Linda’s pro-active approach to change management during periods of heightened regulatory scrutiny.

Linda previously served as vice president and attorney for National City Corporation, as securities and corporate governance counsel for Agilysys Inc., and as an associate at Thompson Hine LLP. She earned her JD at Cleveland-Marshall College of Law. Linda holds a degree in economics from Miami University and an MBA. In 2017, Linda was named as both a “Woman of Influence” by HousingWire and as a “Leading Lady” by MReport.


Chief Financial Officer

Joe Iafigliola

Joe Iafigliola is the Chief Financial Officer for Safeguard. Joe is responsible for the Control, Quality Assurance, Business Development, Accounting & Information Security departments, and is a Managing Director of SCG Partners, a middle-market private equity fund focused on diversifying and expanding Safeguard Properties’ business model into complimentary markets.

Joe has been in a wide variety of roles in finance, supply chain management, information systems development, and sales and marketing. His career includes senior positions with McMaster-Carr Supply Company, Newell/Rubbermaid, and Procter and Gamble.

Joe has an MBA from The Weatherhead School of Management at Case Western Reserve University, is a Certified Management Accountant (CMA), and holds a bachelor’s degree from The Ohio State University’s Honors Accounting program.


AVP, High Risk and Investor Compliance

Steve Meyer

Steve Meyer is the assistant vice president of high risk and investor compliance for Safeguard. In this role, Steve is responsible for managing our clients’ conveyance processes, Safeguard’s investor compliance team and developing our working relationships with cities and municipalities around the country. He also works directly with our clients in our many outreach efforts and he represents Safeguard at a number of industry conferences each year.

Steve joined Safeguard in 1998 as manager over the hazard claims team. He was instrumental in the development and creation of policies, procedures and operating protocol. Under Steve’s leadership, the department became one of the largest within Safeguard. In 2002, he assumed responsibility for the newly-formed high risk department, once again building its success. Steve was promoted to director over these two areas in 2007, and he was promoted to assistant vice president in 2012.

Prior to joining Safeguard, Steve spent 10 years within the insurance industry, holding a number of positions including multi-line property adjuster, branch claims supervisor, and multi-line and subrogation/litigation supervisor. Steve is a graduate of Grove City College.


AVP, Operations

Jennifer Jozity

Jennifer Jozity is the assistant vice president of operations, overseeing inspections, REO and property preservation for Safeguard. Jen ensures quality work is performed in the field and internally, to meet and exceed our clients’ expectations. Jen has demonstrated the ability to deliver consistent results in order audit and order management.  She will build upon these strengths in order to deliver this level of excellence in both REO and property preservation operations.

Jen joined Safeguard in 1997 and was promoted to director of inspections operations in 2009 and assistant vice president of inspections operations in 2012.

She graduated from Cleveland State University with a degree in business.


AVP, Finance

Jennifer Anspach

Jennifer Anspach is the assistant vice president of finance for Safeguard. She is responsible for the company’s national workforce of approximately 1,000 employees. She manages recruitment strategies, employee relations, training, personnel policies, retention, payroll and benefits programs. Additionally, Jennifer has oversight of the accounts receivable and loss functions formerly within the accounting department.

Jennifer joined the company in April 2009 as a manager of accounting and finance and a year later was promoted to director. She was named AVP of human capital in 2014. Prior to joining Safeguard, she held several management positions at OfficeMax and InkStop in both operations and finance.

Jennifer is a graduate of Youngstown State University. She was named a Crain’s Cleveland Business Archer Award finalist for HR Executive of the Year in 2017.


AVP, Application Architecture

Rick Moran

Rick Moran is the assistant vice president of application architecture for Safeguard. Rick is responsible for evolving the Safeguard IT systems. He leads the design of Safeguard’s enterprise application architecture. This includes Safeguard’s real-time integration with other systems, vendors and clients; the future upgrade roadmap for systems; and standards designed to meet availability, security, performance and goals.

Rick has been with Safeguard since 2011. During that time, he has led the system upgrades necessary to support Safeguard’s growth. In addition, Rick’s team has designed and implemented several innovative systems.

Prior to joining Safeguard, Rick was director of enterprise architecture at Revol Wireless, a privately held CDMA Wireless provider in Ohio and Indiana, and operated his own consulting firm providing services to the manufacturing, telecommunications, and energy sectors.


AVP, Technology Infrastructure and Cloud Services

Steve Machovina

Steve Machovina is the assistant vice president of technology infrastructure and cloud services for Safeguard. He is responsible for the overall management and design of Safeguard’s hybrid cloud infrastructure. He manages all technology engineering staff who support data centers, telecommunications, network, servers, storage, service monitoring, and disaster recovery.

Steve joined Safeguard in November 2013 as director of information technology operations.

Prior to joining Safeguard, Steve was vice president of information technology at Revol Wireless, a privately held wireless provider in Ohio and Indiana. He also held management positions with Northcoast PCS and Corecomm Communications, and spent nine years as a Coast Guard officer and pilot.

Steve holds a BBA in management information systems from Kent State University in Ohio and an MBA from Wayne State University in Michigan.


Assistant Vice president of Application Development

Steve Goberish

Steve Goberish, is the assistant vice president of application development for Safeguard. He is responsible for the maintenance and evolution of Safeguard’s vendor systems ensuring high-availability, security and scalability while advancing the vendor products’ capabilities and enhancing the vendor experience.

Prior to joining Safeguard, Steve was a senior technical architect and development manager at First American Title Insurance, a publicly held title insurance provider based in southern California, in addition to managing and developing applications in multiple sectors from insurance to VOIP.

Steve has a bachelor’s degree from Kent State University in Ohio.