How to Avoid and Remove Serial Squatters

Owning a property can be a rewarding investment, but it comes with its set of challenges. One of the most pressing concerns for property owners is dealing with serial squatters, as it is on the rise. Now, you must be wondering who serial squatters are, right? Because you may only have heard about squatters.

These are individuals or groups who occupy properties without permission, often exploiting legal loopholes to delay eviction and remain on a property for as long as possible.

You might be wondering how to prevent serial squatters from targeting your property and what steps to take if it happens. This blog post will walk you through everything you need to know about understanding, avoiding, and removing serial squatters from your property.

What Are Serial Squatters?

Serial squatters are individuals who illegally occupy properties without the owner’s consent. Unlike one-time squatters, serial squatters move from property to property and often exploit legal protections meant to safeguard tenants or vulnerable populations.

These squatters are typically well-versed in tenant rights and anti-eviction laws, giving them an advantage in delaying legal proceedings. The end result? Significant financial and emotional stress for property owners.

Note: From the news source CBS News (2nd July 2024) and NY Post (4th Oct 2023), the story of Shawndria Allen Graves and Heather Schwab had gained significant attention throughout North Texas, as they were being referred to as serial squatters.

The Cost of Serial Squatters to Property Owners

Serial squatters don’t just occupy space; they can cause financial and reputational harm. Here’s a closer look at the primary costs property owners incur when dealing with squatters:

1. Legal Expenses

Evicting squatters often requires navigating complex legal proceedings. You may need to hire attorneys and pay court fees, which can accumulate quickly. The legal process can be lengthy, leading to additional costs for filing motions and attending court hearings. In some cases, you may also face challenges if squatters assert rights to remain, prolonging the eviction process and increasing legal expenditures.

2. Property Damage

Compulsive squatters sometimes leave properties in disrepair. Beyond normal wear and tear, properties may suffer significant damage, including vandalism, broken fixtures, and hazardous living conditions. Repairing these damages can be costly, often requiring professional services such as plumbing, electrical, and structural repairs. You may also need to invest in cleaning and restoration to restore the property to a rentable or sellable condition.

3. Lost Revenue

If the property was intended for rental or sale, the presence of squatters can delay these opportunities, leading to lost income. Each month that property remains occupied by squatters represents potential rent that could have been earned. For properties on the market, squatting can deter potential buyers, leading to prolonged vacancies and ultimately affecting the property’s market value.

4. Stress and Time

Managing the situation with squatters can take a significant toll on you. The stress of dealing with illegal occupancy, combined with the complexities of legal action, can affect mental health and well-being. Additionally, you may find yourself investing considerable time in managing the issue, attending court dates, coordinating repairs, and communicating with law enforcement. This diversion of time and resources can detract you from other important responsibilities, both personal and professional.

Understanding these risks is critical for taking preventive measures, and that’s where we start.

How to Avoid Serial Squatters?

Here are several effective strategies you can implement to avoid serial squatters:

1. Screen Tenants Carefully

One of the most critical steps in avoiding squatters is performing thorough background checks on potential tenants.

• Verify Identity: Always request a government-issued ID to confirm the tenant’s identity. 
• Background Reports: Run criminal and credit checks to spot any irregularities or red flags.
• Tenant History: Ask for references from previous landlords and look for signs of past evictions or disputes.

Don’t rush the tenant screening process; this is your front line of defense.

2. Secure Your Property

Vacant or poorly secured properties are the first targets for opportunistic squatters. Take proactive measures such as:

• Install Security Cameras: Surveillance can deter potential squatters and document incidents if they occur.
• Maintain Property Appearance: Keep empty properties looking occupied by mowing lawns, installing timers for lights, and collecting mail regularly.
• Use Strong Locks: Reinforce door and window locks to make it harder for intruders to gain access.

These simple actions can significantly reduce your property’s vulnerability.

3. Understand Local Squatting Laws

Laws regarding squatters’ rights vary depending on your location. Some areas have laws that give squatters legal protection after occupying a property for a certain period, while others do not.

• Research your local laws regarding eviction and squatting rights. 
• Contact a real estate attorney for guidance in understanding these laws and how they apply to your property.

Staying informed can help you act swiftly and legally if squatters enter your property.

4. Hire a Professional Management

Consider hiring a professional property management service, such as OKC Home Realty Services, to oversee your property.

• Tenant Relations: We handle all aspects of tenant interactions, ensuring clear communication and timely responses to issues.
• Regular Maintenance and Inspections: We do routine checks to identify and address any potential problems early.
• Monitoring for Signs of Squatting: We actively monitor the property to spot any signs of unauthorized occupancy, which allows us for quick intervention.

With a management company overseeing your property, you can concentrate on other important aspects of your life or business while knowing your investment is protected.

How to Remove Serial Squatters?

1. Contact Law Enforcement

The moment you discover squatters on your property, contact the local authorities. Depending on your jurisdiction, this could lead to immediate removal if the squatters haven’t established tenancy.

• Provide proof of ownership, such as property deeds or title documents. 
• Detail any evidence, like photos or videos, showing how and when the squatters entered your property.

While law enforcement may act immediately in some cases, other situations may require a formal eviction.

2. File for an Eviction Order

If authorities cannot intervene directly, you’ll need to file a legal eviction order. This process involves working through the court system to secure the removal of squatters. Steps include:

• Submit Evidence: Provide proof that the individuals are illegally occupying the property. 
• Work with a Lawyer: Enlist help from a real estate attorney experienced in eviction cases. 
• Comply with Court Orders: Follow court-mandated timelines to ensure a smooth process.

Evictions can take weeks or even months, so it’s essential to start this process as soon as possible.

3. Secure the Property After Eviction

Once the squatters are removed, take steps to prevent reoccupation. Change the locks immediately, repair any entry points, and consider increasing security measures to deter future incidents.

For additional strategies and innovative approaches, check out our guide on creative ways to get rid of squatters.

Building a Long-Term Plan to Prevent Squatters

Preventing serial squatters requires a long-term strategy that combines preventive measures with vigilance. Here’s how you can stay ahead:

1. Maintain an Occupied Appearance

To give the impression that the property is occupied, install motion-activated outdoor lights and use indoor timers for lamps to turn on and off at various times. This creates the appearance of regular activity. Additionally, schedule frequent visits to the property, either personally or through a property manager, to ensure it is being monitored and maintained. These measures can deter potential squatters by signaling that the property is actively overseen.

2. Prevent Long Vacancies

If possible, rent the property to trustworthy tenants to ensure it remains occupied and well-maintained. If long-term rental isn’t feasible, explore short-term options, such as partnering with companies or groups to use the property for storage, parking, or events. Alternatively, secure the property with physical barriers to prevent unauthorized access while planning for future use.

3. Develop Strong Lease Agreements

Work with an attorney to create a lease agreement that clearly outlines tenant responsibilities, restrictions, and legal consequences for breaching terms. Include provisions for inspections, repairs, and lease termination while ensuring agreement compliance with local laws. This safeguards your property and minimizes the risk of disputes.

4. Stay Connected to Your Community

Inform neighbors about your property and encourage them to report any suspicious activity. Additionally, collaborate with local community watch programs to enhance vigilance. Neighbors and local contacts can act as extra eyes and ears, helping to quickly identify and address potential issues.

Safeguarding Your Investment

Serial squatters can significantly impact property owners, but with careful planning, you can minimize the risks. Thorough tenant screening, securing your property, and understanding local laws are your first lines of defense.

Dealing with squatters already? Act swiftly and follow proper legal procedures to resolve the issue efficiently. While the process requires effort, the peace of mind that comes from securing your property is worth it.

By implementing a long-term strategy to protect your investment, you can focus on what matters most: maximizing your property’s potential.

FAQs on Serial Squatters