use your attorney

My legal way to remove squatters:

Step 1: Call the police. After a few hours, the cops will show up and will refuse to remove the squatters, but will give me an "incident number".

Step 2: Proceed with an Unlawful Detainer action.

Step 3: About two months later, I get a court order and the Constable/Marshall will remove the squatters.

Step 4: Pray that they do not return, because if they do, go back to Step 1.

Not legal way:

Step 1: I invade the house brandishing a shotgun and screaming "get the %$^& out of my house right now!!" and chase the squatters out.

If you find a group or just one person, who is a stranger to you, living in a vacant property -- your choices are limited.

If you call the local Police and the squatter had already put a utility in their name, or changed a set of door locks and has a key, or made up a phony lease without your signature -- then the police will tell you it's a civil matter and they can do nothing.

I have a winning resolution to this problem that even works in Los Angeles.

I hired a Private Security Company with armed guards. I pay them:

For 3 times a day do a drive by and walk the property twice a day, $1,500 per month per property.

For 2 times a day do a drive by and only walk the property when it's necessary, $1,000 per month per property.

But my favorite plan is $500 per month per property. They do a drive by only ONCE a day but will walk the property if necessary. If this is a multi-family or I have neighbors looking out for me, or I have a silent alarm that alerts the Security Firm -- this is what happpens.

I get a call that people are detected in a vacant unit. The Security company call me and asks if anyone should be inside the unit today. I tell them "no", so they call for another marked unit. I also drive to the property.

The Security Firm has two to 4 armed guards enter the unit, front and back. They do not let anyone leave and wait for my authorization to arrest the trespassers.

One of the guards and already been advised by my attorney and the company's attorney. The Guard says this, "I have to powers to arrest any trespassers on this property. We will take you into custody and then have the police take you to jail for booking. But, if you all leave now, We will take your pictures and copy your identification and allow you to leave now. If you come back you will be arrested".

The group of trespassers/homeless people laugh at these Private Security Guards thinking this is just a bluff"

I then say, "take them or arrest them. By then I had a chance to see how they broke into my vacant rental. They either came from a rear window or smashed the sliding glass doors. Then guards then handcuff everyone, reading them their rights and call the police.

The police, in Los Angeles, do not want to do anything but are told these suspects were arrested and it's their job to take them in custody.

These days the police will process them and release them with no bail being posted.

First of all, a brief legal education:

A "squatter" is someone who has moved into your property without permission.

A "tenant" is someone who has moved in with permission, i.e. a lease, whether written or verbal.

"Holdover" is a tenant who stays in your property after their lease term (be it a week, month, or year) has expired.

"Deadbeat" is a term that housing providers use amongst themselves but not in court. It's a tenant that has stopped paying rent but refused to leave.

The handling of squatters is different throughout the Country. In "MOST" cases the police will do NOTHING! Why? Because a few landlords tried to get rid of legitimate tenants by calling them squatters.

I have seen this with my own eyes as a Licensed Contractor who worked for other landlords knowing that the occupant is a real tenant with a lease and everything, but the owner called the authorities trying them arrested as trespassers.

If a person inside a rental has:

A phone rental receipt

A phone lease

A utility bill in their name at that address

The Police and the Local City Attorney will call this a Civil matter and do nothing to help the landlord.

If you post on the door a 24 hour notice to enter the property to make agreed or just repairs, then if they refuse to open the door, the next day, they you can enter with your keys. But do you want to be punched, pepper sprayed and shot?

Take along a witness and have the local police dispatcher on speed dial.

In my case I lookout for trouble and try to pick my battles. But I carry a taser stun gun that shoots the darts caring power up to 15 feet away. I also have pepper spray, a black belt in Karate and a a fire arm if necessary.

What prevents these folks from destroying your new work? You just simply can't remove a door and forget to put it back.......then think about an eviction hearing later. Your rear end will get handed to you.

I have the problem of cops not verifying that the squatters are real tenants via utility bill, lease or ID address change. They just tell us to evict them. What's to stop more from moving in after the current ones are removed?

Was in court a few months back for an eviction. While I patiently waited my turn in front of the judge I paid attention to the other cases.

I nice older lady walked up, cane in hand, and explained her current dilemma. Seems she had a place that she rehabbed but didn't get into a hurry to rent. Decided to move forward, found a prospect and when she went to show the house found it occupied.

Called police. Squatter showed he had utilities in his name and said they had a verbal contract.

Lady had to file eviction on him. During that extra 30 days he removed the carpet she had Lowes install as well as a few doors and other damages as noted.

She won the judgement I guess but couldn't actually sue the squatter because she didn't have any info on him. What a mess. The prospect tenant hung around and took the place after they got possession so I guess that's a shining spot.