Services

Independent Securing Services leads the industry in delivering a full spectrum of inspection, maintenance, preservation, property registration, repairs and rehab services on vacant, defaulted and foreclosed properties.What distinguishes Independent Securing Services is our commitment to delivering excellent customer service and performing at the highest levels of quality, timeliness and cost-effectiveness. Our investment in technology supports that commitment, with faster and more accurate property updates and data-gathering capabilities that inform our clients’ and our own decision-making processes.Through a process of ongoing training and rigorous quality control, both for our national vendor network and our internal staff, we measure and monitor all aspects of service delivery to assure that we continuously meet or exceed industry guidelines and client expectations.

Please read below for additional information on each of Independent Securing Services service lines.

Inspection Services

At Independent Securing Services, we understand the importance of monitoring the condition of delinquent properties. As such, we place an emphasis on providing our clients comprehensive, knowledgeable reports on the properties they give us to monitor. Only through working together are we able to ensure our clients are notified of any issues as quickly as possible to help mitigate any risks and lessen neighborhood blight.

Occupancy Inspection

The primary purpose of this inspection is to determine if a property is currently occupied. The full names, contact phone numbers, rental information (if applicable), real estate agent or property manager information and the number of units will be provided, if it can be determined at the time of inspection. The property condition and any existing or potential conditions that could impact the value of the property will also be provided.

Property Condition Inspection

This inspection includes a direct visual observation of the property to determine the overall condition and occupancy status of the property. Independent Securing Services will determine if there are any existing or potential conditions that could impact the value of the property. Property condition inspections can be completed on either a contact or no-contact basis.

Disaster Inspection

This inspection will determine the condition of the property and will document damages, if applicable, that are observed due to the disaster. Disaster inspections can be completed within regular inspection time frames or on a rush basis, depending on the accessibility of the impacted area.

REO Check Inspection

REO Check is an independent, on-site assessment of an REO property to determine the overall condition and marketability. This service can be completed weekly, biweekly or on a monthly basis from the time of asset acquisition until the property is sold. It provides information about each property’s overall interior and exterior condition, noting such things as damages, violations and the presence of hazardous conditions. REO Check may also be used to assess the initial and ongoing maintenance of the property, including if debris is present and if the lawn is being maintained. In addition, the pre-marketing services performed by the listing agent are assessed, including the placement of signage and marketing materials, accessibility to the property and the overall marketability of each property. The service ultimately ensures clients that each property is being kept secure, well maintained and readily marketable to show prospective buyers.

Insurance Loss Inspection

This inspection provides the inspector’s opinion of the approximate percentage of repairs completed based on the scope and dollar amount of repairs. We will attempt to make contact with the homeowner immediately following the receipt of the inspection order to schedule the appointment at the property.

Sale Date inspection

This inspection type is conducted on a certain date (the foreclosure sale date which is provided to Independent Securing Services from the client). The property condition and occupancy status are documented to determine if an eviction may be required. If the property is vacant, preservation work is performed consistent with each client specifications.

Letter Delivery Service

The purpose of the letter delivery service is to leave an envelope with client specific documents at the property. Contact with the occupant(s) is available based on each client’s requirements. A photo of the subject property and the letter attached to the front door will be provided.

Due Diligence Inspection

This inspection is completed during the due diligence phase of portfolio acquisitions for the purpose of reviewing specific loan portfolios. Each inspection documents the occupancy and property condition of each property and notates high risk issues such as hazardous materials, damages and violations. Exception-based reporting is available as part of the due diligence process that highlights discrepancies within each portfolio.

Insurance Inspection

This inspection is used as part of the underwriting process for new homeowner’s insurance policies or as a recertification when policies renew. The inspection provides a summary of the property condition, notates any health or safety concerns and documents any other conditions that could impact the issuance of a new insurance policy.

Origination Inspection (Prior to Funding Inspection)

This inspection provides a summary of the occupancy and property condition of each property and is used prior to the funding of an origination, refinance or home equity transaction.

QC Compliance Inspection

This inspection is an independent, third party evaluation performed by banks or servicers in an effort to perform regulatory oversight of their existing vendor/s and agents. The purpose of this inspection is to verify previously received inspection results and/or specific preservation services already completed. Photo documentation is included to support discrepancies.

Additional Inspection Services

• Bankruptcy Inspection

• Foreclosure Inspection

• Manufactured Housing Inspection

• Rush Inspection

Property Preservation Services

Independent Securing Services works with servicers throughout Florida to ensure the properties they are responsible for are preserved and maintained in a manner that complies with the regulatory guidelines for the loan type as well as any code compliance legislation for the area. We work with our vendors to secure the property, remove any debris, conduct regular lawn maintenance and winterize when necessary.We share a common goal of getting a property into conveyance condition.

Lawn Maintenance

Independent Securing Services will perform the necessary lawn maintenance to maintain the property’s appearance, prevent further degradation to the grounds and relieve the property of any existing or potential violation of local ordinance. Lawn maintenance includes mowing the lawn, weeding, edge trimming, sweeping of all paved areas (sidewalks, driveways, patios, etc.) and removal of all lawn clippings, related cuttings and incidental debris. The disposal of all clippings and incidental debris is removed in compliance with jurisdictional requirements.

Independent Securing Services also provides an automatic grass cut program, where we will maintain the grounds at the property according to the applicable investor guidelines for each loan type. We will continue maintaining the grounds at the property until instructed to remove the property from the program or when maintenance is no longer needed, as specified by the investor specifications for each loan type and/or client requirements.

Initial Secure

This property preservation service authorizes Independent Securing Services to perform required services based on the applicable investor guidelines and/or client requirements. For loan types with no applicable regulatory guidelines, the HUD guidelines will be followed. Services typically include changing an entry lock, locking all windows and doors, winterizing to the applicable specifications and maintaining the exterior grounds, when in season.

Winterization

This property preservation service authorizes Independent Securing Services to winterize the plumbing at each property to prevent freeze damage, according to the investor requirements for each loan type.

Lock Change

Independent Securing Services will change the lock(s) at each property to the key code according to the regulatory requirements and/or client requirements. For loan types with no applicable regulatory guidelines, the HUD guidelines will be followed. No additional property preservation will be completed in conjunction with this work order type, unless otherwise specifically requested.

Conveyance Condition Management

Independent Securing Services will ensure that all work required by the regulatory guidelines for each loan type is complete and that the property is in conveyance condition. If any work is needed to bring the property into conveyance condition and can be completed per the published investor guidelines, the services will be completed in conjunction with this work order. If the work cannot be completed per the published investor guidelines, an estimate will be provided to bring the property into conveyance condition.

Debris Removal

This property preservation service authorizes Independent Securing Services to remove interior, exterior and/or hazardous debris at each property based on client requirements and/or the investor specifications for each loan type.

Pool Securing

Independent Securing Services will secure each pool or hot tub based on the regulatory requirements for the applicable loan type. This could include covering, decking, screening, pumping water out of the pool, chemical treatment and/or padlocking the pool gate, if required.

24/7 Call Center

Independent Securing Services offers a 24 hour a day, 7 day a week call center that can handle emergency and non-emergency calls from occupants, neighbors, code official and other interested parties for both pre-sale and REO properties. Independent Securing Services will work with each client to determine which services should be considered emergencies and handled immediately.

Additional Property Preservation Services

• Allow Access

• Re-Secure

REO Property Maintenance

The longer a property remains on the market, the more important REO property maintenance becomes. Independent Securing Services works with its clients to provide the necessary REO property preservation and inspection services to help mitigate the risk of holding properties and reduce holding timelines.

REO Secure ( Lock Box)

Independent Securing Services will change the lock(s) and install a lock box at the property based on the key/lock box code according to the client’s specifications. In addition, all doors, windows, gates and other openings will be secured based on the client’s requirements.

Eviction Management

Independent Securing Services provides property preservation support of the eviction and lock out process as required by each client. Independent Securing Services will coordinate with local authorities on the removal of all debris and personal property at the property. Independent Securing Services will follow the specific instructions provided with each lockout request based on state, county and city jurisdictions as well as client requirements.

Lawn Maintenance

Independent Securing Services will perform the necessary lawn maintenance to maintain the property’s appearance, prevent further degradation to the grounds and relieve the property of any existing or potential violations of local ordinances. Lawn maintenance includes mowing of the lawn, weeding, edge trimming, sweeping of all paved areas (sidewalks, driveways, patios, etc.) and removal of all lawn clippings, related cuttings and incidental debris. The disposal of all clippings and incidental debris is removed in compliance with jurisdictional requirements. Independent Securing Services also provides an automatic grass cut program, where we will maintain the grounds at the property according to the applicable client’s requirements. We will continue maintaining the grounds at the property until instructed to remove the property from the program or when maintenance is no longer required, as specified by the client’s specifications.

Debris Removal

Independent Securing Services will remove interior, exterior and/or hazardous debris at the property as authorized by the client’s specifications.

Janitorial Services

Independent Securing Services provides janitorial services to bring each property to a marketable condition. The services include vacuuming of all carpets, mopping all non-carpeted floors, scrubbing all bowls and basins and wiping down all counter tops, cabinets and appliances. Janitorial services can be performed at the time of initial services and on a monthly recurring basis.

Repair and Rehabilitations

Independent Securing Services offers full-spectrum repair and rehabilitation of all REO properties. Independent Securing Services strives to ensure that market-competitive materials and improvements are reflected in all aspects of the work. Independent Securing Services will provide a cost-effective scope that enhances the marketability of each property in any given price range.

Winterization

This REO property maintenance service authorizes Independent Securing Services to winterize the plumbing at the property, to prevent freeze damage, according to the client’s requirements for the geographic region of the property.

Pool Maintenance

Independent Securing Services provides pool services that include the initial start-up of the pool and its operating systems, which may include draining, acid washing, treating and refilling the pool. Ongoing pool maintenance services can be provided on a weekly basis to ensure that the pool is maintained in an appealing manner to enhance marketability of the property. Pools will be secured via a locked gate or other means to discourage unauthorized persons from entering the pool area.

Smoke Detector, Carbon Monoxide Detector & Water Heater Strap Installations

Independent Securing Services provides smoke detector, carbon monoxide detector and water heater strap installation per local code requirements.

Auction Sign Placement

Independent Securing Services provides auction sign placement services, where we place auction signs at the properties scheduled for auction. Once the signs are placed, property checks are conducted prior to the auction to ensure the signs are still intact. The auction signs are removed once each property has been sold.

Emergency Maintenance

Independent Securing Services will mitigate emergency conditions as quickly as possible, when there is a clear threat to the property or the health, safety or general welfare of persons on or near the property. Such conditions may involve the presence of toxic or noxious materials, potential vandalism, water penetration, mechanical plumbing, pools or electrical hazards and other related conditions.

24/7 Call Center

Independent Securing Services offers a 24 hour a day, 7 day a week call center that can handle emergency and non-emergency calls from occupants, neighbors, code official and other interested parties for both pre-sale and REO properties. Independent Securing Services will work with each client to determine which services should be considered emergencies and handled immediately.

Other Services

Independent Securing Services offers services to accompany our property inspection, property preservation and REO property maintenance services. If you don't see the service you require listed, please contact us!

Police Report

Upon request, Independent Securing Services will contact the appropriate law enforcement officials to obtain the official documentation for cases of theft, vandalism and/or any other event at the property warranting a fire or police report.

Graffiti Abatement

Independent Securing Services will abate graffiti at a property according to clients specifications.

Roof Tarps/Patching

Independent Securing Services will tarp/patch active roof leaks according to clients request to prevent further damage to the property.