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56 some states do not specifically track data on motion filings and foreclosure timelines or because this data is not publicly available." Based on the available data and anecdotal evidence from interviews conducted in four states, the NCST concluded that even where "fast-track" foreclosures were available, the option was rarely taken. e National Mortgage Servicing Association (NMSA) also developed a white paper discussing fast-track foreclosure policies, developed with input from several NMSA member organizations, including Wells Fargo, Bank of America, BankUnited, Selene Finance, and others. FACE TO FACE WITH THE ENEMY "We start inspecting delinquent properties on the 45th day of delinquency and then monthly after that," Staid said. "If a property becomes unsecured or starts to deteriorate, steps are taken to secure and maintain the property and address items such as grass cuts that could be a 'beacon' to the area that the property is vacant." Staid added that the lack of common definitions of 'vacant' and 'abandoned' did make things more difficult but suggested that "hiring a local property- preservation contractor who knows the local requirements makes the process manageable." is includes leveraging data and reporting, particularly around inspections. Meyer said that it's vital for property-preservation companies to ensure accurate exterior inspection reporting prior to the validation of first-time vacancy and the securing of the property to help drive decision-making. "It is important and invaluable to know what is coming in your inventory," Meyer said. "Use high- risk data mapping. Use the data you have from prior inspections and from those localities in your reporting to assess which properties are at risk." When it comes time to conduct the first interior inspection, Meyer emphasized that it must be comprehensive and that your initial preservation review must include a bid proposal to address possible damage to the property and to complete an assessment of any work required to comply with local requirements or remediate any outstanding violations. Timeline management and accurate reporting are essential for the effective preservation of zombie properties, Meyer said. Meyer also highlighted the importance of maintaining strong relationships with local code officers and other community officials. ese relationships can minimize escalations, simplify the points of contact, and allow property- preservation companies to more quickly respond to issues in the field. It also helps increase a company's local presence and knowledge of the area and cultivates the trust of those local officials. "It is critical to be proactive and comprehen- sive," Meyer said. TURNING THE TIDE Just like the protagonist of a zombie apocalypse movie, those on the front lines in the fight against zombie homes may sometimes feel like the problem is overwhelming and unending. But, as attested to by the overall stats cited earlier in this story, progress is being made, often by individual states and municipalities thinking outside the box and experimenting to see what works best. e late Robert Klein, Founder and Chairman of Community Blight Solutions and Safeguard Properties, was a fierce proponent of legislation designed to combat the urban blight to which zombie homes contribute. Klein helped lead the charge to replace plywood with polycarbonate clear boarding for securing vacant properties, and Fannie Mae banned the use of plywood in March 2017. Klein also advocated for legislation supporting the fast-tracking of foreclosures on abandoned properties. States such as New York, New Jersey, Ohio, and Illinois have enacted versions of such legislation in recent years. Klein passed away in May 2018 at the age of 65, but his legacy lives on through the companies he founded and the antiblight initiatives he championed. "It's all about keeping people in their homes as long as possible, but, once abandoned, a house becomes a liability," Klein told DS News during a 2017 interview. "Fast-tracking enables the mortgage servicer to get possession of the property before it deteriorates. is directly leads to on-time conveyance and faster rehab and sale." In February, New York Gov. Andrew Cuomo announced that the state was buying up distressed mortgages in high foreclosure areas, hoping to help keep homeowners in their homes and avoid the spread of more zombie properties. In July, U.S. News and World Report revealed that Chicago had spent nearly $170 million fighting the problem in the aftermath of the financial crisis, courtesy of HUD's Neighborhood Stabilization Program. In 2011, Chicago city government launched an initiative called the Micro Market Recovery Program (MMRP). e MMRP narrowed its focus to specific blocks that had high concentrations of these abandoned foreclosure properties, then set out trying to figure out ways to rehab them into affordable homes for rental or purchase. Between 2011 and December 2018, a combination of city budget, grants from nonprofits, and other sources will have invested nearly $13 million in MMRP. e Illinois Attorney General's office also chipped in approximately $3 million, courtesy of a settlement with banks accused of unscrupulous lending practices leading up to the financial crisis. U.S. News reported that foreclosure filings in the targeted areas decreased by "double digits" between 2011 and 2016, with the northern targeted region seeing a 67.6 percent decrease. In an August letter to Department of Housing and Urban Development (HUD) Secretary Ben Carson, Senator Chuck Schumer (D-New York) urged HUD to approve the Asset Control Area Renewal Agreement, which would allow officials in Rochester, New York, to acquire vacant homes and rehabilitate them. e agreement with HUD had been on the books since 2003 and had allowed Rochester to acquire 750 foreclosed homes for rehab. e agreement also was typically renewed every two years, but it expired in February, forcing the city to stall its plans, leaving the fate of 2,000 zombie homes waiting for a decision. Schumer's office said that it estimates that each zombie property in the city of Rochester is worth $15,000 to the local tax rolls. At 2,000 properties, that translates to $30 million. In June, Washington State's HB2057 took effect, allowing Washington municipalities to directly contact the lenders or servicers responsible for an abandoned property and report problems such as squatters, tall grass, or accumulated garbage on the property. e contacted party then has 15 days to respond, and 15 days after that to resolve the problem. If the lender does not comply, the city can then legally hire someone to take care of it and then bill the lender. If that payment is not made, the city can then place a lien on the property. Earlier this year, Erie County Clerk Mickey Kearns and the Western New York Law Center announced a partnership with Columbia Law School to help municipalities within Erie County track and monitor zombie foreclosures. e partnership enlists Columbia Law School students to lend their research skills to local municipalities in the fight against zombie homes, providing resources those cities and towns might not otherwise have. As with any zombie outbreak, addressing the problem of zombie properties requires access to the right kind of tools. In the case of e Walking Dead, that might be a shotgun or a machete. In the case of zombie properties, the toolbox is steadily being restocked with new and innovating solutions. So far, the industry hasn't found the "magic bullet," but the more attention that is focused on the issue, the more likely true breakthroughs will continue to happen in the fight against urban blight.

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