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Drug Eviction Education

Drug Eviction Education. P.S. Kelly Raker Cincinnati Police Central Vice Control Section 513-564-2227. Working Together. The most effective way to address illegal activity on rental property is a coordinated effort between police, landlords & neighbors. The High Price of Drug Dealers.

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Drug Eviction Education

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  1. Drug Eviction Education P.S. Kelly Raker Cincinnati Police Central Vice Control Section 513-564-2227

  2. Working Together The most effective way to address illegal activity on rental property is a coordinated effort between police, landlords & neighbors.

  3. The High Price of Drug Dealers • Declines in property value • Property damage • Toxic Contamination • Civil penalties • Damage due to police drug raids • Loss of rent due to eviction & repair • Fear & Frustration

  4. Criteria Necessary For Drug Eviction • Felony Drug Activity • Search or Consent to Search • Controlled Purchases • Spirit of the Law vs. Letter of the Law

  5. Drug Eviction Notices • Certified Letters sent to the owners/property mgt. companies. • Return response to Police Department.

  6. Responsibilities of the Owner/Property Mgt. Companies • Begin the eviction process • The Hamilton County Clerk of Courts website • www.courtclerk.org

  7. Active Management Benefits • Stable, more satisfied tenant base • Increased demand for rental units • Lower maintenance & repair costs • Improved property value • Improved personal safety for tenants & landlords • Appreciative neighbors

  8. Signs of Drug Activity • Easy Access to the Building

  9. Signs of Drug Activity • Littered grounds.

  10. Signs of Drug Activity

  11. Signs of Drug Activity

  12. Crack-Cocaine Ready for Sale

  13. Crack Pipe

  14. Bindlesof Heroin

  15. Tools of the Trade

  16. Mid-Level Drugs & Proceeds

  17. Concealment Tools

  18. Concealment Tools

  19. Concealment Tools

  20. Concealment Tools

  21. Living Quarters of a Drug Dealer

  22. Marijuana Grow Operation

  23. Marijuana Grow Operation

  24. Marijuana Grow Operation

  25. Your Property After a Police Raid

  26. Natural Surveillance • Crime is less likely to occur if criminals believe they are being observed

  27. Active Control • Crime is less likely to occur if criminals believe that entry to property is difficult or that escape routes are blocked • Locked doors • Deadbolt locks • Security pins in windows & sliding glass doors

  28. Territoriality • Make a psychological impression that someone cares about the property & will engage in it’s defense • Maintain general cleanliness • Encourage tenants to report strangers • Clean graffiti off property quickly ** a clean wall sends a message**

  29. Solutions • Be visible at your properties. • Include a “No Tolerance” drug policy in the lease. • Document problem tenants. • Know who is living in your building • Guests of tenants

  30. Solutions • Report drug activity to Street Corner Unit. • Assist the Police by allowing investigators full legal access. • Background checks on tenants. • Post large “No Trespassing” signs.

  31. Solutions

  32. Keeping the Criminals Out • Use Lighting to it’s best advantage • Trim bushes & trees • Make sure fences do not obstruct views • Control Traffic flow & access • do not let the dealers run a “drive-through”

  33. Applicant Screening • BE CONSISTENT!!!!! • The key lies in a FAIR screening process • Do not directly or indirectly discriminate based on any of the federally protected classes

  34. Applicant Screening Guidelines • Ask for a photo id • Present the same document to all applicants regarding rules of the property • Refuse to rent to anyone that lies or presents false information on the application • BACKGROUND CHECK!!!!!

  35. Questions ????? Drug Eviction Education

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