{"id":5820,"date":"2024-02-09T12:46:00","date_gmt":"2024-02-09T16:46:00","guid":{"rendered":"https:\/\/propertyonion.com\/education\/?p=5820"},"modified":"2025-03-20T10:11:11","modified_gmt":"2025-03-20T14:11:11","slug":"clever-ways-to-get-squatters-off-your-property","status":"publish","type":"post","link":"https:\/\/propertyonion.com\/education\/clever-ways-to-get-squatters-off-your-property\/","title":{"rendered":"Clever Ways to Get Squatters Off Your Property"},"content":{"rendered":"\n<p><a href=\"https:\/\/propertyonion.com\/education\/7-real-estate-investing-tips-for-beginner-investors\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\"Real estate investors (opens in a new tab)\">Real estate investors<\/a> incur several risks when they buy and manage properties, but few of those risks are more frustrating than having <a href=\"https:\/\/propertyonion.com\/education\/squatters-in-8000000-mansion-how-to-deal-them-in-your-property\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\"squatters on the premises (opens in a new tab)\">squatters on the premises<\/a>. Even though these people are stealing landlords\u2019&nbsp;cash flow and properties by illegally staying put, many states have complex laws that turn what should be simple into a complex and lengthy process.<\/p>\n\n\n\n<p>It can require a bit of creativity to quickly get a squatter off your property, and a handyman in Simi Valley, California, came up with an ingenious strategy to get squatters out of his mother\u2019s rental property.&nbsp;<\/p>\n\n\n\n<p>Flash Shelton&nbsp;<a href=\"https:\/\/www.foxbusiness.com\/real-estate\/handyman-finds-clever-way-remove-squatters-mothers-house\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">explained to Fox Business<\/a>&nbsp;that squatters do not have any rights until there\u2019s a civil action. Rather than take legal action against the squatters, Shelton got a lease and became the squatter himself. He arrived at the property at 4 am and waited until later in the morning for the squatters to leave. He then sprang into action, entered the property, and set up cameras.<\/p>\n\n\n\n<p>If the squatters re-entered the property, it would now be treated as an illegal entry equivalent of breaking into a home. It\u2019s easier to prosecute on those grounds, and since the squatters didn\u2019t <a href=\"https:\/\/propertyonion.com\/education\/master-leasing-and-the-six-pitfalls\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\"have a lease (opens in a new tab)\">have a lease<\/a>, they walked away from the property.&nbsp;<\/p>\n\n\n\n<p>If a squatter overextends its stay, an investor can write a lease for someone who fulfills Shelton\u2019s role and becomes the&nbsp;\u2018good\u2019&nbsp;squatter. This person can then use the loophole to get squatters off the premises.&nbsp;<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Real estate investors who cannot turn their squatters into trespassers will have to endure a longer process that can get expensive in a hurry.<\/p>\n<\/blockquote>\n\n\n\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_82_2 ez-toc-wrap-left counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">In this Article:<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/propertyonion.com\/education\/clever-ways-to-get-squatters-off-your-property\/#Check_Your_Local_Laws_First\" >Check Your Local Laws First<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/propertyonion.com\/education\/clever-ways-to-get-squatters-off-your-property\/#Getting_a_Squatter_Off_Your_Property\" >Getting a Squatter Off Your Property<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/propertyonion.com\/education\/clever-ways-to-get-squatters-off-your-property\/#What_to_Avoid\" >What to Avoid<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/propertyonion.com\/education\/clever-ways-to-get-squatters-off-your-property\/#Avoid_Squatters_in_the_First_Place\" >Avoid Squatters in the First Place<\/a><\/li><\/ul><\/nav><\/div>\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Check_Your_Local_Laws_First\"><\/span>Check Your Local Laws First<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Each state has different rules concerning squatters, and rules also vary for counties and cities. Squatters are more common in New York City since they get rights after 30 days of occupying a property that doesn\u2019t belong to them.<\/p>\n\n\n\n<p>It\u2019s possible for a squatter to legally obtain your property if you don\u2019t address them soon enough. In California, a squatter\u2019s rights begin after five years of occupying the property without attempting to hide your occupancy from anyone. This is the shortest window.<\/p>\n\n\n\n<p>Squatter\u2019s rights for the state of New York only take place after ten years of&nbsp;<a href=\"https:\/\/www.southcoasttoday.com\/story\/news\/2004\/06\/19\/stealing-real-estate-is-legal\/50442962007\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">occupancy. The squatter must also pay property taxes during his time.<\/a>&nbsp;Texas has a 30-year window. A squatter in Florida must reside on the property for seven years and make efforts to improve it. After these conditions are met, the squatter can potentially legally obtain the property. Squatters attempting this legal conversion must pay property taxes. Investors should get rid of squatters as quickly as possible to avoid this scenario.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>While investors want to remove squatters as quickly as possible, there are some limits to what you can do.<\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Getting_a_Squatter_Off_Your_Property\"><\/span>Getting a Squatter Off Your Property<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>If you want to remove a squatter, you must first file a police report. Acting as a squatter yourself in the way Shelton did turns the squatters you\u2019re dealing with into trespassers if they re-enter your property.&nbsp;<\/p>\n\n\n\n<p>Real estate investors who cannot turn their squatters into trespassers will have to endure a longer process that can get expensive in a hurry. A real estate attorney can help you find the most efficient route to removing a squatter from your property, but legal fees and proceedings can get expensive.<\/p>\n\n\n\n<p>Some landlords use a&nbsp;\u201cCash for Keys\u201d offer to persuade squatters to leave the premises. This strategy is essentially a bribe to get the squatter to vacate your property. While a Cash for Keys offer rewards the squatter,<a href=\"https:\/\/propertyonion.com\/education\/eviction-foreclosure-moratorium-new-legal-guidelines\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" an eviction (opens in a new tab)\"> an eviction<\/a> can be more expensive and take up more time. This approach allows an investor to minimize their losses and get a quality tenant into the property sooner.&nbsp;<\/p>\n\n\n\n<p>If the squatter doesn\u2019t budge, you will have to serve a notice of eviction and go through the process. You will have to demonstrate proof that the squatter illegally inhabited your property and that you gave them enough notice to leave the premises.<\/p>\n\n\n\n<p>In some states, it is possible to sell a property while a squatter dwells in the unit. You will have to let potential buyers know about the squatter, which will result in a lower market price. While you will get less money from your property, you can give someone else the headache of getting rid of the squatter.&nbsp;<\/p>\n\n\n\n<p>This approach can help you save money if the area is known for squatters or the legal proceedings look like they will be expensive. You can then reinvest the proceeds into other investments instead of having your money tied up into a property that isn\u2019t generating cash flow.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Having friends in the community can help you address squatter issues early.<\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"What_to_Avoid\"><\/span>What to Avoid<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>While investors want to remove squatters as quickly as possible, there are some limits to what you can do. Landlords cannot turn off the utilities while a squatter resides in the property. You can turn off the utilities if your property is vacant. This strategy can discourage potential squatters but is illegal if a squatter already lives on your property.<\/p>\n\n\n\n<p>Landlords should also avoid threatening squatters or removing their possessions. You can end up in a legal battle if you use any of these alternatives to remove a squatter from your property. Putting the squatter in a corner may tempt them to damage your property. Squatters can get away with damaging your property and stay on the premises as long as the property remains habitable, safe, and up to code. If the property doesn\u2019t fulfill each of those parameters, you can get them out sooner.<\/p>\n\n\n\n<p>However, you can put up public signs in your neighborhood to alert the community about the squatter. This strategy makes the squatter stick out like a sore thumb and can make their stay unpleasant.&nbsp;<\/p>\n\n\n\n<p>Hiring a real estate attorney who specializes in residential properties and communicating with the police can speed up the process without making it worse. Contacting the authorities and letting your neighbors know what is going on can help you build evidence and a paper trail to enable <a href=\"https:\/\/propertyonion.com\/education\/if-i-win-a-bid-on-a-property-with-tenants-how-do-i-get-them-out\/\" target=\"_blank\">a smoother eviction process<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Avoid_Squatters_in_the_First_Place\"><\/span>Avoid Squatters in the First Place<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Real estate investors have creative ways to get rid of squatters but may have to endure the eviction process instead. However, you can use several strategies to mitigate the risk of a squatter inhabiting your empty unit.<\/p>\n\n\n\n<p>Keeping doors and windows always locked and befriending your neighbors can make a difference. Having friends in the community can help you address squatter issues early. You may receive a call from your neighbor alerting you about a squatter in a few days instead of learning about it after a few months.<\/p>\n\n\n\n<p>Having a property management team stay on top of the property will offer an extra layer of security for your property. Investors can also check in with tenants and make sure there isn\u2019t an illegal roommate whose name does not appear on the lease. These types of roommates can become squatters <a href=\"https:\/\/propertyonion.com\/education\/this-airbnb-guest-wont-pay-or-leave-17-months-later\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\"after the lease concludes (opens in a new tab)\">after the lease concludes<\/a> and the legal tenants leave.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Real estate investors incur several risks when they buy and manage properties, but few of those risks are more frustrating than having squatters on the premises. Even though these people are stealing landlords\u2019&nbsp;cash flow and&hellip;<\/p>\n","protected":false},"author":43,"featured_media":5862,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[5],"tags":[135,629,239,76,836,67,835],"class_list":["post-5820","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investing-articles","tag-cash-for-keys","tag-illegal-inhabitant","tag-landlord","tag-legal","tag-off-your-property","tag-real-estate","tag-squatters"],"_links":{"self":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/5820","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/users\/43"}],"replies":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/comments?post=5820"}],"version-history":[{"count":3,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/5820\/revisions"}],"predecessor-version":[{"id":6259,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/5820\/revisions\/6259"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/media\/5862"}],"wp:attachment":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/media?parent=5820"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/categories?post=5820"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/tags?post=5820"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}