Typically people get their water shut off for one of four reasons:
1.Cannot afford bill – good for investor
2.They moved – good for investor
3.Pipe Burst – Good for Investor
4.Just sold house and are transferring utilities
Knowing this, you can send an open records request to the city secretary or the city attorney, no the water department, for all residential properties with water shut off within the last 30 days. As an investor, understanding marketing is the key to closing sales.
The Public Information Act (Texas) gives the public the “right” to request access to government information. A “RIGHT” is key, rights cannot be denied. You may get resistance from the Texas Utilities Code, which allows for information to be kept private (does not fall under Public Information Act). Counter this by stating in your request, “You may redact all confidential information required under Texas Utilities code 182.052.” Public Information Act allows 10 days to give you the information or the denial . The denial must be sent to you as well as a formal letter to you and the Texas Attorney General listing the reason for the denial. They must provide the address per the law.
SYSTEMATIZE AND DELEGATE
-Hire a virtual assistant to put all of the cities within a 75 mile radius into a spreadsheet.
-Add the county to which each city belongs
-Find the Central Appraisal District for each city (Used to cross reference owner)
-Paid Column – Does the city require payment for the list
-Bookmark (The City Website) – Where on the site is the Public Records Request
-Email of the city contact person
-Method of Request (How is the request preferred, Online, Mail In, Email)
-Was List Received
-Was Marketing Sent
ONCE YOU GET THE LIST
-Do as many as you need to do to learn the process, then train someone to do it, when they learn it, have them train a VA to do it. Ultimately, you want the VA to file the request every 30 days. Use the abundance mindset, hiring out to VA to do less valuable work.
-Hire an in-house assistant to figure out the list
-Then the in-house assistant manages the VA, the sends mail outs to the
-Get bulk mail rates
-Do mail outs, calls – DAILY
-Record the response
-All buyers must file for tax auction, name, contact information
OTHER POTENTIAL LISTS OF PUBLIC INFORMATION
List of everyone who filed to purchase at a tax auction – these are potential buyers.
Enforceable detainer suits
Third degree felony or higher
HOW DO I MARKET TO THEM?
-For Water Leads, postcards or call them.
CLEANING THE LIST
-Get the list, scrub it for anything that has just sold.
-From a highly scrubbed list
–Skip trace the list
–Cold Call those leads
BUILD THE AVATAR OF ALL POTENTIAL WATER SHUT-OFF CLIENTS
–Know specifically who these people are
–Who is it that let a pipe bust
–Who abandoned their property
–Who couldn’t afford their water bill.
–Create rebuttals to all their possible rejections.
–Offer solutions to any possible problems
Requesting a list of all residential properties
WORDING OF THE REQUEST
-I am requesting a list of all residential properties in your city that have had the water shut off any time between ——– an ———-. I only need the property addresses. I do not want any customer information or reason for shut off. I authorize you to redact confidential information in accordance with Section 182.052 of the Utilities Code.
ALL PROPERTIES WITH WATER SHUT OFF FOR AT LEAST 6 MONTHS
-This is almost always an abandoned property
-Scrub and remove all bank owned
-If water off for 6 months or more, you are likely dealing with the debt of the owner
-Skip Trace the homeowner
-Larry Higgins, Skip Genie
-Likely skip tracing dead owners, get more details and find a relative
1.What are 4 reasons someone may have the water turned off?
2.What is the most important skill to being a successful real estate investor?
3.How many days does the municipality have to give the list to you?
4.What are the 2 types of information Acts?
5.What code in Texas could prevent you from getting the lead list?
6.Through what department do you get the water list?
7.How often should you be marketing?
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