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While vacancy rates vary from region to region, the impact of empty homes on neighborhoods remains a concern for all residents. At a minimum, properties left uncared for look unkempt compared to lived-in houses. Left for too long, however, vacant properties can attract wild animals looking for shelter and/or vandals looking for an easy target -- putting the whole neighborhood at risk.

"This is a significant national issue," says Daniel Kildee, president of the Center for Community Progress, a nonprofit that partners with governments to address abandoned property issues. "Many cities have been dealing with it for a long time. Now virtually every city in America is touched by this problem."

By working with each other and local governments, homeowners can help minimize the negative impacts of vacant properties. Here's what you can do to get started:

1. Work with your neighborhood organization.

Take advantage of systems that are already in place. "Neighborhood organizations promote a sense of community and get people talking to each other about what's going on in the neighborhood and what people are seeing," says Kildee.

A collective voice is also a lot louder and more effective than a single one, especially when you want a local government or mortgage company to take action against a vacant property. The neighborhood crime watch concept provides an effective model for a group focused on monitoring and maintaining vacant properties. A 2008 study by the National Crime Prevention Council indicated that a neighborhood crime watch can reduce crime by up to 16 percent. Learn more about these efforts at usaonwatch.com.

2. Keep the kids away.

Vacant properties are tempting to explore, but they pose a threat of serious injury -- especially to children. Also, all sorts of critters and insects can make themselves at home in unattended properties.

3. Notice warning signs.

Some cities have warning indicators that a vacant property is being neglected, such as a significant drop in utility usage. But neighbors often notice first. There's an obvious lack of maintenance: mail and fliers pile up; nobody regularly checks in at the property; landscaping grows wild and grass goes unmowed. In more serious situations, the property may have odd or unpleasant odors, graffiti, wild animals living under porches, or strangers hanging around.

"There are subtle changes to a property that a local government might not pick up on," says Kildee. "That's why it's not a bad thing for neighbors to be nosy about these things. It's going to have a negative effect on everyone if something isn't done."

4. Be diligent about protecting your home.

Neglected properties attract crime and are fire hazards. A 2009 National Fire Protection Association report indicated that U.S. fire departments respond to an estimated average of 31,000 structure fires in vacant buildings each year. To protect your home, keep doors and vehicles locked, install motion lights; and keep smoke alarms in working order.

5. Determine the owner of record.

Contacting the individual or agency responsible for a vacant property is the first step to ensure that a property is maintained. The property owner may have put the house up for sale. In such cases, it's easy to contact the owner or work with the real estate agent. When a property is vacant as a result of foreclosure, contact the mortgage company that holds the title. To determine the owner of record, visit the office or website of a city or county recorder or assessor. "It is really important to identify vacant properties as soon as possible so they can be monitored," says Kildee. "Sometimes the owner is going to be more vigilant if they know somebody is paying attention."

6. Call the authorities.

If you see anything suspicious or dangerous call the police. "Pay attention, and don't be afraid to act," says Kildee.

7. Know the local regulations.

Cities have public nuisance regulations and laws addressing maintenance of properties. Laws may be posted at your local government's website, or you can reach out to your elected city representative. Some cities, such as Wilmington, Delaware, now require people to register any vacant properties they own and to pay an annual fee that can range from a few hundred to several thousand dollars, says Kildee. The fees help cover any government costs to care for a property, while encouraging the owner to rehabilitate the property or sell it to an individual or agency that will.

"You'd think an empty building would require less public service, but it's the opposite," says Kildee. "Police and fire departments, as well as building code inspectors, are regularly called to vacant properties."

8. Do it yourself. . . but only as a last resort.

Safety-wise, vacant properties should convey the appearance of being maintained. If a property owner or city won't address maintenance issues, you or your neighborhood organization may need to. This could include mowing the lawn, clearing snow or repairing broken windows. "You need to act," says Kildee. "Do what you can through the owner or local government, but don't wait for something bad to happen."

There are potential trespassing and liability issues to consider, so don't do anything until you have exhausted efforts to get the owner of record or the city to handle any concerns. Getting written permission from the owner of record is one way to protect yourself. "In extreme cases, some communities allow you to go to court to be appointed receiver of property just for maintenance," says Kildee.