Case Study: How We Helped Secure a Dangerous Property Near USC and Prepare It for Sale
The Call
One of my clients contacted me about a fire-damaged property near USC in South Los Angeles.
The property had several serious problems. It had fire damage, the City of Los Angeles had issued an abatement order, and the owner needed the property cleaned up, secured, boarded up, and fenced.
My client also informed me that there had recently been an eviction at the property. Nobody was supposed to be there, but they believed someone had returned to the site.
I asked for the address and went to inspect the property.
The Property Before We Started
When I arrived, I found a fire-damaged property that had become a serious concern for the neighborhood.
The yard was overgrown. Debris had accumulated throughout the property. The structure had suffered significant fire damage, and there were concerns that someone was continuing to enter the property without permission.
Discovering the Trespasser
When I arrived, I immediately found a man sleeping on the front porch.
The discovery of an unauthorized occupant highlighted the importance of vacant property security, board-up services, security fencing, and property preservation. Vacant properties can quickly attract trespassers, squatters, illegal dumping, vandalism, and other activities that increase liability and safety concerns for property owners.
My client had already warned me that this individual had been legally evicted and had a history of aggressive behavior.
I documented the situation and immediately notified my client.
Because the individual had already been evicted, I requested copies of the eviction paperwork, including the Writ of Possession.
I wanted to make sure everything was handled properly and legally before moving forward.
This is one reason vacant property security is so important. Once a property becomes vacant, it can quickly attract trespassers, squatters, vandalism, illegal dumping, and other criminal activity.
Reviewing the Court Documents
Before taking further action, I reviewed the eviction documents and confirmed that possession of the property had already been returned to the owner.
The paperwork showed that the Sheriff’s Department had completed the eviction process and restored possession of the property.
This documentation would later become important when coordinating with LAPD.
Sheriff’s receipt confirming enforcement of the court order and restoration of possession of the property to the lawful owner or authorized representative.
Taking the Proper Legal Steps
After reviewing the paperwork, I posted an LAMC 41.24 Trespass Authorization sign on the property.
This sign allows LAPD officers to enforce trespassing laws on behalf of the property owner when unauthorized individuals are found on site.
Next, I went to the local LAPD station and completed the required No Trespassing Authorization paperwork.
Many people believe they can simply call the police and have someone removed immediately. In reality, law enforcement often needs documentation showing the legal status of the property and the individual involved.
Proper documentation helps officers determine whether someone is a trespasser, tenant, former tenant, squatter, or lawful occupant.
Coordinating With LAPD
After filing the paperwork, I returned to my office and began coordinating the next steps.
I emailed the Senior Lead Officer assigned to the area. I also emailed my client and the fiduciary responsible for overseeing the property.
I provided copies of:
• Eviction paperwork
• Writ of Possession
• Sheriff’s documentation
• Property photographs
• Prior incident information
Shortly afterward, the Senior Lead Officer agreed to assist and we coordinated a plan to address the trespassing issue.
Learning About the Fire Risk
While working on the property, I spoke with several neighbors.
They told me that the individual had continued entering the property after the eviction.
The neighbors also informed me that two separate fires had occurred at the property and that both fires caused minor damage to nearby homes.
When I heard this, I took the situation very seriously.
A fire-damaged property is already dangerous. When someone continues entering the property without permission and fires have already occurred, the risk extends beyond the property itself.
My biggest concern was public safety.
I did not want another fire to spread to nearby homes, businesses, vehicles, or surrounding structures.
Most importantly, I did not want anyone to get hurt.
This reinforced the need for immediate action.
Client Feedback
Throughout the project, I kept the property owner, fiduciary, and other parties informed of our progress.
Communication is a major part of successful property preservation work.
After receiving updates regarding the trespassing issue, coordination with LAPD, and the plan to secure the property, the client sent a message that simply said:
“Thank you Eddie! I am in awe.”
Comments like this remind me why I have been doing this work since 2006.
Client feedback received during the project.
Bringing the Property Into Compliance
Because the City of Los Angeles had issued an abatement order, the property needed to be brought into compliance.
The City required the property to be fenced, boarded up, and cleared of debris.
After reviewing our recommendations, the client approved the work.
Our crew mobilized quickly and began the cleanup process.
Services provided included:
• Fire-damaged property cleanup
• Debris removal
• Emergency board-up services
• Security fencing installation
• Vacant property security
• Property preservation services
Cleanup, Board-Up and Security Fencing
The property had accumulated debris and presented multiple safety concerns.
We removed the debris, cleaned the property, boarded up the fire-damaged structure, and installed security fencing around the site.
The Transformation
The transformation was incredible.
What had once been a dangerous nuisance property became a clean, secure, and professionally maintained site.
The client was extremely pleased with the results.
The neighbors were also grateful.
Several neighbors told me they had been worried about the property for a long time and could not sleep peacefully knowing that someone was repeatedly entering the property.
By cleaning the property, boarding up the structure, and installing security fencing, we helped eliminate a major safety concern for the neighborhood.
Property after cleanup, board-up, and security fencing installation.
Property Listed and Sold
Once the property was cleaned up, secured, fenced, boarded up, and brought into compliance with the City’s requirements, the real estate brokers were able to move forward with marketing the property.
The property was listed for sale.
Not long after being listed, the property was successfully sold.
What started as a fire-damaged property with trespassing problems became a clean, secure property that was ready for a new owner.
The client was happy. The neighbors regained peace of mind. The City’s concerns were addressed. The property was returned to productive use.
Project Results
✔ Fire-damaged property secured
✔ Aggressive trespassing issue addressed
✔ Property boarded up
✔ Security fencing installed
✔ Debris removed
✔ City abatement requirements addressed
✔ Neighborhood safety improved
✔ Property listed for sale
✔ Property sold
Need Help With a Fire-Damaged Property?
Since 2006, LA’s Premier Property Maintenance has provided:
• Fire-damaged property cleanup
• Emergency board-up services
• Security fencing
• Vacant property security
• Foreclosure cleanup
• Probate property cleanup
• Nuisance property cleanup
• Debris removal
• Property preservation services
If you need help with a fire-damaged, vacant, abandoned, foreclosure, probate, or nuisance property in Los Angeles County, call us today.
LACPP.COM
(213) 804-7437
Protecting Properties. Protecting Neighborhoods. Since 2006.