ATTACHMENT 3 Lock Changes/Securing Service Requirements and Cost Schedule
Properties must be secured to
prevent unauthorized entry and protect against weather related damage. The cost schedule to this attachment includes
a Maximum Allowable Securing Fee for securing that includes the minimum
securing requirements identified in
Written
approval from the M&M contractor is required if the cost exceeds the
maximum allowable for any particular service listed herein. Re-securing the property is allowed without
prior approval, provided the costs are within the maximum allowable securing
fee.
I. Minimum Securing Requirements (Post Foreclosure)
1.
All windows and doors must be secured.
2.
Broken glass should be replaced, unless the opening is to be boarded. All broken glass should be removed.
3.
Locks on the front and rear entry doors should be replaced with one of
the following master lock sets:
q Kwikset No. 400T
q Kwikset No. 400P
q Kwikset No. 400V or equivalent, with
identical key codes.
4.
If there is a deadbolt lock on the main entry door replace handle set
with a Kwikset lock or equivalent and disable the
existing deadbolt.
5.
Other entryways that provide immediate access to the living area,
attached garage or basement area should be secured with a slide bolt, unless
otherwise noted in variations. Or, if
the secondary entryway has an existing deadbolt lock, re-key the deadbolt to
the specifications of the front and rear entry doors.
6.
Document key-codes to the existing/replacement lock in the Mortgagee’s
Comments section of form HUD-27011 Part A, which must be provided to the
M&M contractor.
7.
Doors and windows should not be braced or nailed shut or the Mortgagee
will be held accountable for resulting damage.
Replace locking mechanism on windows if inoperable or missing.
8.
Sliding glass doors should be double locked.
9.
Detached garage doors and outbuildings should be secured with a padlock
and hasp.
10. Unplug automatic garage
door openers and secure garage doors, when applicable. Garage doors should be
left in such a condition as to allow for opening and closing without the use of
the automatic garage door opener. Leave
the remote key(s)/transmitter(s) in a kitchen counter drawer.
Minimum Securing Requirement (Pre-Foreclosure)
1.
At a minimum the Pre-foreclosure securing requirements should include the
items listed in “I” above, except the rear entry door lock must not be changed
to allow borrower access, if applicable.
II. Temporary Roof Repair
Roof
damage left unattended exposes a property to deterioration; moisture
accumulation and mold growth. A separate
cost item in the amount of $400 has been created for temporary roof repair to
protect the interior of properties from further damage. M&M approval is not required if the cost
of the temporary repair does not exceed the maximum allowable amount of
$400. The Mortgagee should submit form
HUD-50002, “Request to Exceed Cost Limits for Preservation and Protection,”
for any temporary roof repair that exceeds the maximum allowable for roof
repair. Temporary repairs (e.g., tarping/patching/or replacing loose shingles) should be
performed immediately upon discovery of roof
damage. Tarps and other temporary
measures may be used to prevent further deterioration only until permanent
repairs can be completed.
If a
property has sustained roof damage that is not surchargeable
and the property is scheduled for conveyance within 30 days of the date a roof
leak is discovered, the Mortgagee may convey the property with a tarp or other
temporary repair. Mortgagees should
notify the M&M in advance when they will convey a property with a temporary
repair and should provide evidence that the damage is not surchargeable
and was only recently discovered.
Failure to provide this notification may result in re-conveyance.
If the
damage is discovered 31 or more days prior to the conveyance date, the
Mortgagee should affect a permanent roof repair, whether or not the damage is surchargeable. If
the cost to permanently repair the roof exceeds the cost allowable for this
item, the Mortgagee should submit an over-allowable request.
Properties
with surchargeable roof damage may not be conveyed
with a tarp or other temporary repair without the prior approval of the M&M
contractor.
Mortgagees should retain before and after
photographs and a detailed description of what actions were taken to prevent
further roof deterioration or water leakage. The documentation must be maintained in the
claim review file to support the reimbursement of the costs claimed.
III. Swimming Pools
Fees for securing or winterizing swimming pools and hot
tubs or spas are not included in the maximum allowable limit per property. See below for the maximum costs for securing
pools and spas. The costs for permits to
drain pools/spas by local governments are included in the maximum limit for
this cost item and will be reimbursed based on the actual cost incurred. Prior written approval from the M&M
contractor is not required for securing or winterizing pools unless noted
otherwise in variances below. Before and
after photographs are required. At a
minimum the Mortgagee should:
·
Pump out pool leaving
4 feet of water in the deep end (this amount may vary depending on the elevation).
After pumping, apply chlorine to control
the algae in the remaining water. Circulate remaining water to mix chlorine. Isolate and drain pumps and filters. Remove all trash from interior of pool and
haul away.
·
If there is a pool
cover present, secure and cover pool.
Check with state and local codes to verify whether the pool should be
fenced.
·
If there are no
jurisdictional requirements, and no existing pool cover, secure according to
the diagram on page 20. However, no pool
cover is required in
·
Secure entrance gates to fences surrounding pools
with a lock or padlock and chain when no lock is present.
·
Replace any damaged or missing boards or sections of
fence surrounding pools.
If the property has an above ground pool in good
condition, built up with decking or other infrastructure that will support a
pool cover, treat it as an in-ground pool.
Above ground pools in poor condition or that cannot be secured in
accordance with the guidelines herein, should be removed. If an above ground pool is removed, remediate
any depression in the ground that might constitute a hazard.
WARNING: Check local area
standards before draining pool. In areas
where there is a high ground water level, removing too much water may cause
pool uplift and damage the pool.
IV. Photographs
Effective
for all claims filed 30 days from the date of this Mortgagee Letter,
preservation and protection actions should be documented using digital
photography. Rather than establishing a
maximum allowable number of photographs and reimbursing Mortgagees on a per
picture basis, HUD will provide a flat fee reimbursement of $30.00 for
photographs, regardless of the number of pictures required. The photographic fee is included in the lock
change/securing maximum allowable cost per property.
Photographs
are required to document inspections, initial property condition, one-time
securing service, boarding, yard maintenance, debris removal, winterization and
personal property/debris removal as part of an eviction. The Mortgagee should photograph the exterior
and interior of the property at the time of the Initial Inspection. All photographs should be dated, labeled and
maintained in the Mortgagee’s claim review file and made available to HUD or
its M&M contractor upon request. If
photographs cannot be produced at the time of the claim review, the following
will be disallowed:
a.
All unsupported expenses
b.
All expenses claimed
for personal property/debris removal including evictions
V.
Lock
Change/Securing Service Costs
The
reimbursable cost limits for Lock Change/Securing Service are as follows:
|
Lock
Change/Securing Service Cost Schedule (NATIONWIDE) |
|
Secure (Per Lock)
|
$40 |
|
Secure Pool (Sq. Ft. Amt.) |
$2.05 |
|
Maximum Secure Pool
|
$1050 |
|
Secure Hot Tub, Jacuzzi, Spa
|
$55 |
|
Maximum Allowable for Lock Change/Securing |
$350 |
Local Variations from General
Requirements for Securing Pools and Spas
Use 1”, 2”, or 3” x 4” hex netting to cover pool. Seams should be covered with 1” wood strips
for securing.
Arizona/California/Hawaii/Nevada/Other
Do not cover pools.
However, pools should be drained and secured according to the guidelines
set forth on page 20.
Add cross bars every 16” on center to framing for added strength and support.