Strategic Property Preservations - Tailored to Business Goals

A Mioym Company

Property preservation is the process of caring for the inside and outside of a foreclosed property, be it vacant or occupied. We provide services such as repair, inspection, insurance claim management, and maintenance.

Strategic Property Preservation LLC, a subsidiary of Mioym provides a variety of regulatory-compliant residential and commercial property preservation services. We act quickly and effectively to ensure that each property is secured and maintained consistent with applicable investor/insurer guidelines. Our nationwide network of experienced field service professionals delivers the timely and cost-effective performance you need – every time.

Securing
Winterization
Lawn Maintenance
Snow Removal
HUD Convey Maintenance
Orderly Occupancy Termination
Simplifying HUD Portal Bid Data Entry

Strategic Property Preservation provides a full range of regulatory-compliant residential and commercial inspection services tailored to each client’s operating needs and business goals. Our nationwide network of professional field service representatives combines unmatched experience with the practical insight and expertise needed to complete each job in a timely and cost-effective manner, consistent with applicable investor/insurer guidelines. With rush and Saturday service, we’re there when you need us.

Tailored to client business goals, our inspections support:

Occupancy verification
Secondary mortgages
Reverse mortgages
Trust administration
Real property valuation
Structural damage documentation
Debris/dumping/hazard materials documentation
Collections – “door knock”
Foreclosures
Bankruptcies

Loss Mitigation

Strategic Property Preservation provides loss mitigation inspections in support of loan modifications (HAMP), short sales and deed-in-lieu-of-foreclosure programs. In addition, our trained field specialists provide on-site document delivery and notary services, as well as cash-for-keys negotiation and resolution.

REO

Loss Mitigation

Insurance Loss

Strategic Property Preservation conducts loss draft and casualty loss inspections of residential and commercial properties subject to an insurance claim to determine the extent and nature of damage to the property and/or confirm that appropriate work/repairs are taking place. Based on the client-provided scope of work, our inspector can also determine the percentage of work completed. The client is alerted if repairs are not proceeding according to the schedule to ensure that funds are not released until work has been completed.

FEMA

FEMA inspections are conducted to determine property damage resulting from a Presidential-declared public disaster. Inspections can be exterior only or expanded to include flood lines, property accessibility and other conditions, based on FEMA guidelines. In addition, inspectors attempt to determine the homeowner’s repair or rebuilding intentions. Based on the extended FEMA questionnaire, inspections can also include the presence of mold, repairs undertaken, and condition of surrounding homes.

PROPERTY VALUATIONS

As a longtime leader in default management solutions, Mioym is uniquely qualified to perform residential property valuations. By combining proven real estate insight with sophisticated tools and analytics, we deliver broker price opinions (BPOs), automated valuation model (AVMs), and appraisals.

BPOs

Broker price opinions (BPOs) from Mioym provide an important and efficient option in determining property market value. We apply advanced technology, professional expertise, and rigorous quality control to produce BPOs you can trust – valuations that are supportable and credible.

Unlike standard BPOs, Mioym BPOs are subject to cross-checking analyses through the application of Automated Valuation Model (AVM) technology, which accurately incorporates key local market activity indicators. Our AVM technology enables a more reliable and effective decision-making process, particularly in rapidly appreciating or declining real estate markets.

These opinions are generated by experienced real estate professionals based on the exterior only or exterior/interior inspections and include probable sale price, 90-day quick-sale price and “As-Is” and “As-Repaired” values code price trends and automated valuation model (AVM) comparables. All BPOs include interior and exterior photos and a neighborhood map.

Appraisals
Mioym provides professional residential appraisal services for single-family homes, condominiums and manufactured homes.

Services are also available for a complete range of commercial properties including:

Apartment complexes
Office space
Industrial space
Hotels and motels
Dealerships
Self-storage facilities
Subdivisions
Restaurants
Marinas
Shopping centers
Golf courses

All appraisals are completed by licensed real estate appraisers, with valuations based on exterior only or exterior/interior inspections, plus comparable real estate values and neighborhood condition.

Specialized appraisal services include business valuations − which are based on income, market, cost, and custom benchmarks − as well as full interior appraisals of museums and historic properties.

REO MANAGEMENT

Success Begins with Better People…

Mioym REO professionals – including Vendor Management Specialists and Broker Specialist Teams – work closely with real estate professionals, vendors, title companies, law enforcement officials and attorneys to minimize REO losses and maximize returns.

Consistent with regulatory and legal requirements, our pre-foreclosure services (property preservation, inspections, and valuations) are seamlessly integrated with our REO services (occupied property management, pre-marketing, marketing, and closing) to assure better outcomes at every phase of REO asset disposition.

Occupied Property Management

Cash for keys exchange
Eviction coordination services
Utility transfer and/or management
Property tax and insurance payments

Valuations

Generated by experienced real estate professionals based on exterior/interior inspections, neighborhood detail, property value estimates, listing comparables, sold comparables and neighborhood and zip code price trends.

Appraisals

Completed by licensed real estate appraisers, these appraisals are based on exterior only or exterior/interior inspections, plus comparable real estate values and neighborhood condition.

Broker Price Opinions (BPOs)

Choose from exterior only or exterior/interior BPOs. Both include comparable real estate values, sold comparables, probable sale price, 90-day quick-sale price, “As-Is” and “As-Repaired” values, plus supporting photos.

Maintenance/Enhancement

Maintaining curb appeal and marketability is an essential part of REO property management. From lawn and pool maintenance to snow removal; re-securing and de-winterization to interior cleaning; Five Brothers provides a full array of ongoing property maintenance services designed to preserve property security while eliminating barriers to successful and timely asset disposition.

Document Delivery Solutions

Mioym’s document delivery solution accelerates preparation, delivery, and tracking of mortgage documents. Combining nationwide state-issued licenses consistent with the Fair Debt Collection P…….ractices Act (FDCPA), our document delivery solution expedites crucial loan paperwork while easing client administrative burdens associated with traditional document delivery methods.

Marketing

Pre-Marketing Services

Mioym is uniquely positioned to create and apply the right marketing approach for each REO property. MIoym will develop a comprehensive marketing strategy, recommend REO auction or traditional sales methods, prepare detailed property/market analysis with photos, provide turnkey auction management and execute listing, including assigning and management of brokers.

Marketing Services

Immediately after the property is listed, we launch an aggressive marketing campaign, produce weekly marketing reports and monitor/evaluate broker performances.

Closing & Title Services

Prior to the scheduled closing date, our experienced closing coordinators obtain all necessary signatures and review the contract for completeness and accuracy. We then assemble appropriate parties, including the client’s attorney or one we obtain, and employ the services of a title company. Five Brothers certifies closing documents, attends the closing, collects and distributes funds, and disseminates closing information − all in strict accordance with client requirements.

Closing and title services include:

Title procurement
Contract review
HUD-1 review and approval
Title search and recording
Document delivery and management

Quality Control

Monitor Brokers

Mioym's professional property condition inspections provide quality control throughout the REO cycle, helping clients minimize REO losses and maximize returns. Our inspections enable us to monitor brokers to assure compliance with critical quality standards including the posting of proper signage, confirming that scheduled open houses take place as planned, and assuring that appropriate marketing material are provided.

Inspection Forms

REO exterior and interior inspection forms are designed to provide information specific to REO properties. Forms indicate critical items, enabling clients to quickly identify properties needing immediate attention. Condition scores are carefully calculated, facilitating rapid, informed decisions relative to each REO property.

EVICTIONS

Consistent with specified lockout date and time, Mioym provides an experienced eviction team to coordinate and complete lockout procedures, working closely with the client, assigned attorneys and appropriate law enforcement authorities. Team members understand and fully observe all local statutes and maintain the highest professional standards when working with law enforcement and the borrower during the eviction process. Once the property has been vacated, client-specified property preservation work is initiated.

HOME REHABILITATION SERVICES

Mioym's experienced, professional contractors, specialize in home rehabilitation and are able to transform a neglected home into a marketable property quickly and cost-effectively. Our goal is to return properties to top condition so clients can realize the highest possible selling price. From landscape renewal to roof repair; window replacement to kitchen and bath remodeling, Five Brothers delivers the services clients need to boost property value and maximize buyer appeal.

MUNICIPAL CODE COMPLIANCE

Municipal Code Compliance Assistance

Mioym is proactive in addressing potential code compliance problems to avoid the issue of violation postings. Should a violation occur, we provide itemized estimates of repairs needed to correct the problem in full compliance with local codes. When code violation work is covered by insurance, Five Brothers provides efficient and cost-effective hazard claims management services. Our field inspection services assure timely identification of insured damage, the first step in a process leading to maximum recoveries, reduced client administrative costs and lower total-cost-of-repair.

PROPERTY REGISTRATION

Complying with Code Requirements

Many municipalities mandate the registration of properties. Regulated city-by-city, these registrations may be required for vacant, distressed, foreclosed or rental properties. With municipalities continually enacting or modifying such regulations, it can be difficult to keep up with evolving requirements.

As a value-added service, Mioym updates its municipal property ordinance database on a daily basis. As communities enact new regulations, the mortgage company is notified. Mioym integrates each municipality’s procedural process into its database to ensure that each property within the database is compliant.

Strategic Property Preservation LLC