Mobile Home Park Crime Prevention

Tools & Links To Fight Crime In Your Manufactured Home Community Or Mobile Home Park

A Message From The President & CEO of LoanJunction.com

Dear Manufactured Home Resident:

We as manufactured home service providers, you as manufactured homeoners and those that are representing us as park management/owners have identical responsibilities and are equally mandated to the struggle of protecting our mobile home communities and parks from crime, corruption, scam artists and predators.

We are obligated for many obvious reasons. The most important to myself is the protection for the right of human kind to live in a safe and secure environment. A safe, clean and crime free park gives us a place to retire, grow our kids or just have afforable housing in peace and safety. Protecting our parks and communities can bring up the quality of life to mobile home living communities all around the country. This will bring in a more responsible mobile home dweller, give our seniors peace of mind, imbolden the lenders and manufacturers to provide better services & better homes and frankly once and for all shed the stigma of "trailer parks."

These responsibilities and challenges I speak of won't be easy. Safety, freedom and the pursuit of happiness have never been easy for this nation and it won't be for us involved in the manufactured housing industries or communities....still it is our responsibility and challenge nonetheless. LoanJunction.com Inc and myself are committed to safe living conditions in mobile & manufactured housing communities around the country.

We have created this web page to aide in the awareness of manufactured housing community crime. We hope that home owners, lenders, manufacturers, park mangers, park owners and anyone else involved in the manufactured industry will use these links and tools to increase awarness and diligence to making our housing communities cleaner, safer and drug free.

Sincerely,

Kenneth L. Crader : President & CEO / LoanJunction.com Inc.

P.S. If you find yourself afraid to report a mobile home park crime, call me directly at 800-9LEND99 and I will report it keeping you 100% anonymous.

Crime Prevention brochures (in PDF format):

At home alone: A Parent's Guide Bullies: A Serious Problem for Kids Babysitter's Guide to Being Safe Caregiver's Guide to School Safety and Security Crime Prevention for people with disabilities Date Rape is a Power Trip Domestic Violence: the Hidden Crime Drug Free School Zones Emergency Response Guide to Hazardous Materials Fire Prevention Checklist (page 1) Fire Prevention Checklist (page 2) Gangs Hazardous Materials Accidents Hazardous Materials in the Home Holiday Safety Holiday Safety Home Security Inspection Check List Home Security: Invest in it Now House and Building fires Identity Theft Identity Theft Identity Theft Lock Crime out of your Home Making Peace: Tips on Managing Conflict Monroe County Sheriff's Office Safety Tips Coloring Book Neighborhood Watch: A Manual for Citizens and Law Enforcement Neighborhood Watch: How to Start One Neighborhood Watch: A checklist for starting one Neighborhood Watch Organizer's Guide Prevention For Seniors These brochures are designed to be printed, photocopied, and distributed in local communities. Most have space to include sponsors, local phone numbers, and addresses so that you can customize them. All are in Adobe PDF format. These are ideal to give to senior citizens and to people who work with this population. General Safety Safer Seniors Senior Citizens Against Crime Fraud and ID Theft Protecting Your Private Information Identity Theft Protect Yourself From Telephone Fraud Online Auction Fraud Preventing Charity Fraud Use Common Sense to Spot a Con Don't Be Scammed! Protecting Yourself From Counterfeit Drugs Home Safety These brochures are designed to be printed, photocopied, and distributed in local communities. Most have space to include sponsors, local phone numbers, and addresses so that you can customize them. All are in Adobe PDF format. Home and Neighborhood Security Home Security - Invest In It Now Home Security Checklist Lock Crime OUT of Your Home A Safety Checklist for Apartments Don't Let Your Guard Down Just Because You Live in the Country Street Sense: It's Common Sense Disaster Preparedness: A Checklist Working Safely At Home Crime Prevention For People with Disabilities Auto Theft Don't Make it Easy for a Thief to Steal Your Wheels Vacation Safety Pack Your Street Sense When You Pack Your Bags Family Vacation Fun and Safety Tips for Safe and Happy Holidays Preparedness Guide for Travelers Violence Checklist for Violence Prevention The Hidden Crime: Domestic Violence Family Violence Hurts Everyone En Español Como Evitar que la Delincuencía Penetre en su Hogar (Home Safety) Ser Sensato en la Calle es Tener Sentido Común (Being Street Smart is Common Sense) Adolescentes Víctimas de la Criminalidad (Teen Victims of Crime) Un Futuro más Seguro para las Personas Mayores (A Safer Future for Seniors) Neighborhood Watch These brochures are designed to be printed, photocopied, and distributed in local communities. Most have space to include sponsors, local phone numbers, and addresses so that you can customize them. All are in Adobe PDF format. Neighborhood Watch Taking Back Your Neighborhood Take A Stand: Join Neighborhood Watch Starting a Neighborhood Watch A Checklist for Starting a Neighborhood Watch Law Enforcement Needs Your Help Newspaper Mat: Get Teens Involved in Making Communities Safer Take Crime Prevention to Work Prevention At Work Preparedness and Others Disaster Preparedness: A Checklist What Teens Can Do Against Terrorism Newspaper Mat: Protect Your Neighborhood Against Crime, Terrorism En Español Tome Posición Frente Al Crimen (Take a Stand Against Crime) More Links Operation Identification: keep a record of your valuables Operation Identification: keep a record of your valuables Parents: What you can do to stop school violence Preventing Burglaries: How to Protect Your Home Raising Streetwise Kids Recognizing Terrorist Activity Road Rules Safe and Secure in an Electronic World Safer Seniors Safe Surfing: Staying Safe on the Internet Safety Belts and Pregnancy Shoplifting Streetwise: The Way to Be Students: How to Stop School Violence Take Crime Prevention to Work Take a Stand Against Crime: Join a Neighborhood Watch Talking with Children about Violence Traffic Safety Activity Booklet Thunderstorms and Lightning United for a Stronger America: A Citizen's Preparedness Guide Vandalism Vehicle Theft Violence Prevention: A checklist What happens if I'm stopped by a Law Enforcement Officer? Publications Available Online NCPC offers many of its publications online, either in Adobe PDF format or in text (HTML) version. You can also purchase all NCPC publications in the McGruff Store or by calling 800-NCPC-911. Select a topic below to see which related publications are available online. Topics Personal Safety Home and Neighborhood Safety School Safety Bullying Conflict Resolution Violence Fraud Work Safety Hate/Bias Alcohol, Tobacco, and Other Drugs Preparedness Volunteering Neighborhood Watch

Safety Tips For Seniors Living In Mobile Home Parks:

Avoid Holiday Theft

Although we'd like to believe the holidays bring out peace on earth and good will towards men (as the Christmas carol goes), the weeks between Thanksgiving and New Year's Day tend to be a prime season for criminals. During this busy time of year, you can take some easy precautions to prevent becoming a victim of theft. Consider the following safety tips:

When holiday shopping:

• Don't park in unlit areas at night.
• Put your shopping bags in your trunk. Don't try to cover items on your seats with a blanket. Better yet, take your packages straight home after a shopping spree and then go back out.
• Don't carry large amounts of cash with you, or else, keep it in your front pocket not in your purse or wallet.
• Be extra careful when carrying a purse - they are the prime targets of criminals in crowded shopping areas. If you must carry one, make sure it has a strap that can go over the shoulder and be held under the arm, making them more difficult for purse snatchers to grab.
• Keep a record of all of your credit card numbers in a safe place at home.
• Beware of strangers approaching you. This is the time of year when thieves may try various methods to distract you with the intention of taking your money or belongings.

At home:

• When leaving home for an extended time, have a neighbor or family member watch your house and pick up your newspapers and mail.
• Leave a light on when you leave your home at night or put your lights (including Christmas lights) on an automatic timer.
• Make sure your holiday gifts are not visible through the windows and doors of your home.
• Never say you are away from home on the outgoing message on you answering machine or voice mail. Simply say you are unable to get answer the phone at the time.

During the holidays, many people can become careless and vulnerable to theft and other holiday crime. Protecting yourself and your home from potential crime is the easiest way to ensure a safe and happy holiday season.

More Crime Prevention Tips

• Bicycle Safety: How to ride safely, and follow the laws regarding bicycles.
• Child Safety: How to keep your children safe.
• Common Property Crimes: trespassing, illegal dumping and other disturbances
• Crime Prevention Programs offered by the Monroe County Sheriff's Office
• Domestic Abuse: prevention, and reaction strategies
• Do-it-yourself Security Survey for your home
• Door to Door Safety: Tips to keep children safe
• Financial Safety and Security. How to keep your valuables safe; How to avoid becoming a victim of a telephone scam, or con artist
• Firearms Safety
• Holiday and Vacation Safety Tips
• Home Safety: How to protect yourself from burglary; using dogs and alarm systems as crime deterrents; what to do if you become a victim of a burglary; fire safety
• How to avoid vehicle related crime, and what to do if you break down on the highway
• How to protect yourself from violent crime, and strategies for coping with it if it happens to you
• Internet Safety
• Internet Fraud
• Identity Theft
• Poison: how to prevent accidental poisonings, and what to do if it happens anyway
• Running and Walking Safety: Tips for staying safe while you exercise
• Sexual Assault: prevention and reaction strategies
• What to expect when you call 911

Park Managers & Park Owners You Can Stop Crime at the Front Door

The simple fact that management has a rental application suggests that management has the right to select who lives in a manufactured housing rental community. This is an advantage that all housing communities do not enjoy. But management will enjoy this advantage only if they use it to their advantage.

Residents of “single family home” neighborhoods have no control over who buys a house and moves in next door to them. The management and owners of a manufactured housing community need to understand that no one can move into their rental community without asking for, and receiving permission.

This gives managers and owners an awful lot of responsibility. And therefore, liability. Management has a responsibility to tenants in their community. In fact, virtually everywhere in the United States, management has a legal duty to provide a safe environment for their tenants to live in.

If management does not live up to that responsibility, management may possibly be held liable for the criminal action of others. For example: if property management allows a convicted sex offender to move into the rental community and the offender molests a child on the premises, management may be held civilly liable for his actions.

A few basic screening procedures may enable management to relieve that liability while at the same time fulfilling their responsibility to their tenants.

Understanding Fair Housing Laws

Simply put, the Federal Fair Housing Laws strictly prohibit any discrimination against protected classes. Some of those protected classes include, but are not limited to:

• Race
• Religion
• Disability
• Familial status
• Color
• Gender
• National origin

What many people are not aware of is that EVERYONE is in a protected class! If you think about it, everyone has a race, a color, a gender, a national origin, etc. No one can discriminate against any applicant based on their color, regardless of what color they are. No one can be denied residency based on their national origin, regardless of where they were born.

Tenant Criteria

Since the fair housing laws protect every applicant, management has one of two choices.

1. Accept every one who applies. I do not recommend that management does this. (Management must be able to justify why they refused an applicant. In a discrimination case, the management has the burden of to prove their action was not discriminatory.)

-- or --

2. Scrutinize applications to be certain they meet acceptable rental criterion. In order to justify denying an application, management will have to show that they did not discriminate against one of the protected classes in their decision. One of the best ways to protect against fair housing complaints is to have written rental criteria that every applicant must meet when filling out the rental application.

This written criterion serves two purposes. First, it serves, as a pre-screening tool to weed out the applicants that will not qualify to live in the rental community. Second, it gives management set standards that every applicant must meet. This provides management the proper justification to deny an application.

In most states, management has the freedom and responsibility to determine what the criteria will be. Management can make it as lax or strict as they want, as long as they do not discriminate against one of the protected classes. Familial status may not apply the same in a 55+ (or adult) community.

It’s Worth The Effort

Property managers and owners have differing views on how, or if, they should screen prospective residents. Some have rigid guidelines; others feel that calling references or checking prospective residents is not worth the effort.

Remember that management actually picks their problem residents. No one can move into their community unless management allows them to live there. The severity of the problems management has in their community will depend on the quality of their criteria, rental application and background investigation.

Use The Crime Free Lease Addendum in the Application

This is one example of a Crime Free Addendum, which is signed by rental applicants.  

MANUFACTURED HOME SPACE RENTAL
CRIME FREE LEASE ADDENDUM

In consideration for the execution or renewal of a lease of the space identified in the lease or rental agreement, Manager or owner and Tenant agree as follows:

Resident, any member(s) of the resident’s household, guests, or any other person affiliated with the resident, at or near the resident premises:

1. Will not engage in the unlawful manufacturing, selling, using, storing, keeping or giving of an illegal or controlled substance as defined in A.R.S. 13-3451, at any locations, whether on or near the space.

2. Will not engage in any illegal activity, including, but not limited to the following:

• Prostitution as defined in A.R.S. 13-3211
• Criminal street gang activity as defined in A.R.S. 13-105 & 13-2308
• Assault as defined in A.R.S. 13-1203
• Threatening or intimidating as defined in A.R.S. 13-1202
• Criminal damage as defined in A.R.S. 13-1602
• Disorderly conduct as defined in A.R.S. 13-2904
• Facilitation of a crime as defined in A.R.S. 13-1004

3. A single violation of any of the provisions of this addendum will be deemed a serious violation, and a material and an irreparable noncompliance, and will be good cause for immediate termination of the lease under A.R.S. 33-1476, as provided in A.R.S. 33-1485. Unless otherwise provided by law, proof of violation will not require a criminal conviction, but will be by a preponderance of the evidence.

4. In case of conflict between the provisions of this addendum and any other provisions of the lease, the provisions of this addendum will govern.

5. This Lease Addendum is incorporated into the lease executed or renewed this day between Manager or Owner and Tenant.

6. I hereby authorize management to use all police generated reports as direct evidence in all eviction hearings against.

___________________________ Date: ___________
Tenant signature

___________________________ Date: ___________
Tenant signature

___________________________ Date: ___________
Property Manager’s signature

THE APPLICATION FORM

Management should have a set criterion or standards that they want the residents of their manufactured housing community to meet. The application form is their chance to gather information about their future residents. By making their application clear, concise and thorough, management will be able to make an informed decision and ensure that their criterion is being met.

It is imperative that management carefully reads the entire application before accepting it, making sure that every question is fully answered. If the applicant discloses information that does not meet their rental criteria the application should probably be denied.

After accepting the application their job is only half done. The application is of no use to management if they do not carefully screen or verify the information. Management should take the time themselves, or hire someone qualified to do a thorough screening and background check on all of the information received.

Suggested Criminal History Questions:

Management should have a keen interest in the people that want to live in their rental community. No one wants to live next door to a person with a violent or extensive criminal history.

As part of the application process management should ask the applicant, (and any other people who will be living in the home), about their criminal history. If they refuse to disclose this information to the management, they have the option not to rent to them.

It is recommended that management get as much detailed information as they can. To assist management in gathering this information, here are sample questions that may be asked on the application:

Have you, or any member of your household:

1. Ever been arrested, cited, prosecuted, plead guilty to, or been convicted of a crime?

2. Ever been placed on probation, parole, or any other release from jail, or prison?

3. Ever been or currently are a member of a gang?

4. Is there a current warrant for the applicant or any members of their household?

5. Are applicants or any members of their household currently involved in any criminal activity?

6. Ever been evicted or had a forcible detainer filed against you?

7. Ever moved to avoid eviction or because of problems with other tenants or a landlord?

Management should be sure the applicants explain all “Yes” answers in detail. At a minimum management should ask if the applicant or any person living in the home has ever been convicted of a crime. Management should inquire about all crimes, not just felonies. Many of the crimes that will cause management the most problems are not felonies. I do not recommend you discriminate against applicants based on an arrest. This is especially true if the charges were ultimately dropped.

Criminal Background Checks

Many credit reporting agencies will offer to search local or county court records for criminal data pertaining to their prospective tenants. While many of these companies make promising claims, the results they get may vary as greatly as the costs.

It is important to "shop around" for the best results, using a control group of names currently being processed. In most cases, management will see the best results from companies that use licensed private investigators, and search multiple courts and jurisdictions.

Material Falsification

Remember that the Fair Housing Laws do not say you have to turn your I.Q. back 30 points, nor do they require that you have to rent to everyone who applies. The Fair Housing Laws simply prohibit discrimination based on the applicable protected classes in your area.

 Mobile Home Loans Q & A  

• What is the Fico range for good, fair & bad credit rating with manufactured lending?
  Good credit is usually defined as the borrowers with few if any past or present collections, good income & credit over 680 fico. Fair credit borrowers would have more deragatories, lower income & credit from 600 fico to 679. Generally bad credit is those clients with a previous bankruptcy or significant ongoing collections and/or leins, significant debt, lawsuits amd/or past or present ongoing foreclosure and a credit score of 599 and below. (in some cases credit score is not the only determining factor for a fair credit loan. We will always try to qualify you fair credit first)
• What is debt to income ratio?
  Debt to income ratio is the calculation used by us to determine how large of a loan balance your income can support. Typically this calculation is figured by adding all your bill's minimum payments due each month, your space rent & new mortgage payment divide by your gross income.
• What is the lowest down payment I can put down: for good credit 5% down on land home & in park. In some case we allow for 100% financing when getting the home at a significant valuation.
• What loan term will be best for me?
  This depends on your goals. If your goal is to pay off the home quicker then a shorter term is suggested. If your goal is lowest payment then a longer term is best.
• What will my closing costs be?
  Good credit borrowers never pay points & the closing cost for these borrowers is usually $1300 to $1800. Bad credit borrowers will usually have to pay points. Typically, our closing cost ranges from $2700 to $4800 depending on the loan size. (In some cases bad credit borrowers may require more closing cost depending on overwhelming negative factors)We do have no closing cost programs.
• Can I consolidate bills? Yes. In some cases we actually may have to pay bills to get your debt versus income inline.
• Can the seller assist with down payment?
  Not on good credit loans. In CA, OR & WA we have a program where the seller can assist with securing part of the risk in a bad credit mobile home purchase loan... they may also assist with closing cost, repairs, fire insurance and home warranty. We do allow gift for down payment. 
• What items must be prepaid?
  There are no pre-pay items. Typically we allow you to finance into your new bad credit purchase loan up to 2 year of fire insurace, 2 years of a home warranty program, closing cost and up to 6 months of space rent.
• How long is quoted interest rates good for?
  Called a rate lock, under normal instances we lock the rate for 60 days which is free to the client. 
• How long will the approval take?
  With a complete file and motivated client approvals take 30 minutes with loan closings in as quick as 3 days for bad credit & 7 days for good credit.
• Will the loan have a prepayment penalty?
  Absolutely not. Even with a bad credit standing we won't be assigning a pre-pay penalty. 

• Experience.
  Founded in 1999, LoanJunction.com has processed and funded 10's of thousands of mobile home loans.
• Customer Service.
  We are only as good as our last clients says we are. That's why with every customer we'll move mountains for the privilege to be your lender. With caring staff, 24 hour customer service & online account management we intend to move mountains for you for years to come.
• Financial Resources.
  LoanJunction.com is a national lender drawing upon over 4 billion in investment capital for our clients needs. 
• Track Record.
  You don't get to be a proud AAA rated Better Business Bureau company by doing things the wrong way. We intend to keep it that way.
• Community Support.
  We have a larger responsibility to support our clients long after the transaction is done. Please visit our Park Crime Prevention Page to join us in keeping our park communities safe and crime free; Also As rent control advocates, no one is more out spoken about keeping our parks free of exuberant & predatory rent increases.
• Technology.
  With an eye on the 22nd century, our client management services are second to none. Our award winning online operations coupled with 24 live customer service, automated bill pay and rate decrease notifications we stand at the forefront of mobile home lendings' long awaited technological revolution.
• Hands On.
  There are no substitutions for rolling up the sleeves to get the job done right. That's why each client is assigned a proven & considerate account executive to oversee the loan transaction from start to finish. This is your guy or gal in the trenches with their "hands on" approach.
• Accountability.
  Each staff member is 100% accountable to you and your needs. Whether the loan has unforeseen difficulties, or tough measures need to be taken, our staff from the president on down will always field your calls and/or concerns.

Last Updated:  Thursday, January 03, 2008 

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