Professional Board-Up vs. a “Mickey Mouse” Board-Up: What Vacant Property Owners Should Look For

A professional board-up should secure a vacant property and show that someone is taking care of it. We fit and fasten the boards properly, then paint them so they blend with the building as much as possible. Neighbors shouldn’t have to look at a neglected eyesore. A maintained appearance also sends a message to anyone thinking about entering: the owner is paying attention.

I recently saw a board-up that fell short of that standard.

The Property Needed More Than a Lock Change

A client asked me to change the locks at a vacant property in Los Angeles. When I arrived, people were inside, and others were gathered around the property. After the property was cleared, I sent the client photos documenting what I found. I explained that the property also needed to be boarded up and provided a quote.

The client’s office obtained a second quote and hired someone else to do the board-up. I don’t know who performed the work, and I didn’t see the finished job at that time.

I Found It During a Routine Property Check

Later, I was servicing another property a couple of blocks away. When I’m working nearby, I often swing by properties belonging to my customers to keep an eye on them. That’s part of my normal routine.

Over the past 20 years, those checks have helped me catch problems early. I’ve found people attempting to move into vacant properties. I’ve also encountered situations where people arrived with a locksmith and claimed access they did not have. When I find something wrong, I can alert the owner and help get the property secured.

On this visit, I stopped by the client’s property and saw the board-up that had been installed. I took photos because it was a clear example of what I call a “Mickey Mouse” board-up.

Take a Look at the Board-Up

In the photos, you can see panels of different sizes, rough edges, visible gaps, and pieces of lumber fastened across the outside of some openings. Some sections look pieced together instead of fitted to the building. The unfinished boards also make the property stand out as neglected.

This was a property where people had already gained access. In that situation, the details matter. An owner needs to know what material was used, how the openings were covered, and how the boards were fastened.

What I Found When I Checked on the Property

Front of a vacant Los Angeles property with rough OSB panels covering the entrance and windows — The front entrance and windows as I found them during a routine check of my client’s vacant property.

A Closer Look at the Window Board-Up

Close-up of OSB covering multiple windows on a vacant Los Angeles property, with an exposed horizontal wood brace — A closer look at the OSB panels and exposed wood brace across the property’s windows.

A Closer Look at the Window Board-Up

The Board-Up Continued Across the Rear Windows

Rear windows of a vacant Los Angeles property covered with OSB panels beneath a large tree — Another view of the rear wall, showing OSB panels over the windows beside the entrance.

Open doorway at a vacant Los Angeles property with an OSB panel lying on the ground in front — When I checked the property, this doorway was open and an OSB panel was on the ground in front of it.

When I returned, the OSB panel had been broken off and the doorway was open again. That left the property exposed to another entry and raised the risk of someone being hurt inside, with a potentially expensive claim for the owner. It can also lead to City enforcement: if an owner fails to secure a vacant building, the City may do the work and bill the owner. In certain emergency abatement cases, that bill includes a 40% administrative charge. A separate vacant-structure penalty can reach $1,000 per day when its notice and eligibility conditions apply. This is why the material and the way a board-up is installed matter.

Here’s How We Approach a Professional Board-Up

Four examples of professional board-up work showing painted plywood, locked access doors, and interior bracing — Examples from separate properties showing how we fit, secure, and finish our board-up work.

The next photos show examples of work completed by LA’s Premier Property Maintenance at other properties. They are not before-and-after photos of the property in this story.

We use ¾-inch CDX plywood, not OSB. We cut the plywood to fit each opening and use the board-up and barricade methods appropriate for the property, including interior bracing and bolts where required. We also plan for secure access by authorized people.

Once the openings are secured, we paint the boards so they blend with the building as much as possible. A vacant property shouldn’t become an eyesore for the neighbors. The finished appearance shows that the owner is maintaining the property, while photos of the completed work let the owner see exactly how it was left.

Painted and Secured Plywood Access Door

Painted plywood access door fitted in a green frame with two padlocks — Painted plywood access door fitted into the frame and secured with two padlocks.

Painted Plywood That Blends With the Building

Interior Bracing Secures the Board-Up – AKA as the Bolt Board Method

Interior view of wood bracing across green double doors with plywood fitted on both sides — Interior bracing across double doors, showing how the barricade is secured from inside.

Plywood Access Door During Installation

Plywood access door with two padlocks during installation, before painting. — Exterior view of a plywood access door during a Los Angeles board-up installation by LA’s Premier Property Maintenance. The photo shows the door and padlocks before the finishing paint.

Inside View: Braced Doors and Boarded Openings

Wide interior view of bracing across double doors and plywood over wall openings — Wider interior view of the braced double doors and boarded wall openings.

We Stay Involved After the Board-Up

LA’s Premier Property Maintenance has secured vacant properties for 20 years. When we take on a client, we also keep an eye on the property. If someone breaks in or damages a board-up, you can call us—even on a Sunday or at 2 a.m. on a Friday night. We can return, assess what happened, document the condition, and provide the work needed to secure it again. A return visit and additional repairs are billed separately, but you have an experienced board-up crew to call when the property needs attention.

What to Ask Before Hiring a Board-Up Company

If you’re comparing quotes, ask a few specific questions:

Will you use ¾-inch CDX plywood, or are you quoting OSB or another material?
How will the plywood be fitted and fastened to each opening?
How will authorized people access the property?
Will the boards be painted to blend with the building?
Will you provide photos of the completed work?

The answers tell you much more about the job than the price alone.

If you have a vacant, foreclosed, fire-damaged, or broken-into property in Los Angeles, learn more about our board-up services or call LA’s Premier Property Maintenance at (213) 804-7437 for a quote.