Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
Squatters (by Warren631 [PA]) Aug 12, 2022 3:03 PM
       Squatters (by David [MI]) Aug 12, 2022 3:18 PM
       Squatters (by Allym [NJ]) Aug 12, 2022 3:32 PM
       Squatters (by Ken [NY]) Aug 12, 2022 3:44 PM
       Squatters (by Mike45 [NV]) Aug 12, 2022 4:06 PM
       Squatters (by Robert J [CA]) Aug 12, 2022 4:51 PM
       Squatters (by MC [PA]) Aug 12, 2022 5:18 PM
       Squatters (by warren631 [PA]) Aug 12, 2022 5:47 PM
       Squatters (by Ken [NY]) Aug 12, 2022 6:02 PM
       Squatters (by Robin [WI]) Aug 14, 2022 4:08 PM
       Squatters (by Robert J [CA]) Aug 14, 2022 4:24 PM
       Squatters (by warren631 [PA]) Aug 14, 2022 7:15 PM
       Squatters (by Robert J [CA]) Aug 14, 2022 8:14 PM
       Squatters (by Ray-N-Pa [PA]) Aug 14, 2022 8:28 PM
       Squatters (by Don [PA]) Aug 21, 2022 1:14 PM
       Squatters (by warren631 [PA]) Aug 21, 2022 4:22 PM
       Squatters (by Nicole [PA]) Aug 22, 2022 11:27 AM
       Squatters (by cj [PA]) Aug 24, 2022 1:27 AM
       Squatters (by MC [PA]) Aug 24, 2022 5:32 PM
       Squatters (by Don [PA]) Aug 27, 2022 10:58 PM
       Squatters (by Mr T [VT]) Aug 28, 2022 6:22 AM
       Squatters (by zero [IN]) Aug 28, 2022 6:31 PM

Click here to reply to this discussion.
Click Here to send this discussion to a friend

Squatters (by Warren631 [PA]) Posted on: Aug 12, 2022 3:03 PM

What are some legal easy ways to get rid of squatters that have worked for you? --174.49.xxx.xxx

Squatters (by David [MI]) Posted on: Aug 12, 2022 3:18 PM

use your attorney

(you said legal and easy, not cheap!) --50.4.xxx.x

Squatters (by Allym [NJ]) Posted on: Aug 12, 2022 3:32 PM

Actually we had six empties due to the GM plant closing so I let them stay and they paid and they have been paying for twenty years. They marched in as their relative was leaving. Two adults, three large children, pit bull mix and some cats. They look normal but far from it. Right now they are catching up with the rent they didn't pay during covid when the State of NJ stopped giving father and son deserved unemployment. Got some ERPA money but it stopped. There daughter sold her house so has money now but I think part of the reason was to escape having them move in. She also moved a bit more south, and got a new job and says she is not coming back up this way. So I am hanging in waiting for a next move or the son to get a job. --71.188.xx.xxx

Squatters (by Ken [NY]) Posted on: Aug 12, 2022 3:44 PM

When you say squatters are you using a correct definition? did you ever allow them in the house and they just didnt leave or what happened? If they are truly squatters meaning moved in with no permission of owner or anyone else who handed them a key I would just send friends over to become new squatters and kick them out,if the cops wont remove them as squatters they wont do anything about the new squatters. --74.77.xx.xx

Squatters (by Mike45 [NV]) Posted on: Aug 12, 2022 4:06 PM

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.


Squatters (by Robert J [CA]) Posted on: Aug 12, 2022 4:51 PM

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.

At lease for my $500 a month, the unit is empty again and I can rent it out for my $1,500 a month. As opposed to a 6 month eviction process and loosing thousands in rent. --47.156.xx.xx

Squatters (by MC [PA]) Posted on: Aug 12, 2022 5:18 PM

Need more info. --73.230.xxx.xx

Squatters (by warren631 [PA]) Posted on: Aug 12, 2022 5:47 PM

I started this but I should have made it clear that I'm concerned about tenants who just stop paying rent and refuse to leave (holdovers). --174.49.xxx.xxx

Squatters (by Ken [NY]) Posted on: Aug 12, 2022 6:02 PM

They are not squatters in that case,hire an eviction attorney and evict them properly --74.77.xx.xx

Squatters (by Robin [WI]) Posted on: Aug 14, 2022 4:08 PM

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.

It sounds like you have a situation where the tenant has become a deadbeat. Unfortunately, at that point the only legal ways to get rid of them are persuasion ("You don't want an eviction on your record"), incentives ("I'll give you $200, which is the cost of an eviction, if you're out by Friday night at 6 and have left the keys on the counter") or an eviction. Aggravating? Yes. Unfair? Yes. Frustrating? Yes. Don't sit on your hands, though--make a decision and do one of the three ASAP! --172.58.xxx.xxx

Squatters (by Robert J [CA]) Posted on: Aug 14, 2022 4:24 PM

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.

I have gotten around this by taking up occupancy in the rental and under most laws you can not evict or eject a co-owner of a property. I've done this with squatters who take up residency in a million dollar property. Once I witness one of the squatters causing damage, I video it and either call the police or my private security company and have them effect an arrest. --47.156.xx.xx

Squatters (by warren631 [PA]) Posted on: Aug 14, 2022 7:15 PM

Is it ok to do construction and repairs while the holdovers are there. Taking off doors, replacing floors, etc. after giving them notice? Am I allowed to enter any time with proper notice. What if they prevent me entering my own house? --174.49.xxx.xxx

Squatters (by Robert J [CA]) Posted on: Aug 14, 2022 8:14 PM

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.


Squatters (by Ray-N-Pa [PA]) Posted on: Aug 14, 2022 8:28 PM

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 would do the eviction and stock pile the materials for when these folks take off. It might be easier and less costly for you to toss them some cash for keys --24.101.xxx.xxx

Squatters (by Don [PA]) Posted on: Aug 21, 2022 1:14 PM

You all are using the wrong terms. You EVICT tenants. You EJECT squatters. --73.194.xxx.xxx

Squatters (by warren631 [PA]) Posted on: Aug 21, 2022 4:22 PM

Don, so how do I EJECT squatters? By a legal EVICTion? --174.49.xxx.xxx

Squatters (by Nicole [PA]) Posted on: Aug 22, 2022 11:27 AM

warren, ejection is a suit (probably in equity not civil although I'm not positive) in common pleas, not through the magistrate. --98.237.xxx.xx

Squatters (by cj [PA]) Posted on: Aug 24, 2022 1:27 AM

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?

I am thinking about suing. --174.55.xxx.xx

Squatters (by MC [PA]) Posted on: Aug 24, 2022 5:32 PM

Why would you want to make improvements to a place where they won't leave? In your case, you should have filed for eviction when they didn't pay. I say hire an attorney as it seems over your head and that way it should go faster than filing multiple times due to errors. --73.230.xxx.xx

Squatters (by Don [PA]) Posted on: Aug 27, 2022 10:58 PM

Warren, you eject squatters by filing an ejectment action (lawsuit) in Common Pleas Court. --73.194.xxx.xxx

Squatters (by Mr T [VT]) Posted on: Aug 28, 2022 6:22 AM

And people wonder why so many of us are going to Airbnb. I have several Airbnbs but many more tenant rentals. I would never rent a Single Family home outside of Airbnb. Not worth the hassle and you get a lot more money. Airbnb does all of the vetting or at least a reasonable attempt. Then you can go by the rating they get when they stay at other homes. There was a big article in the local paper about how Airbnb is putting a squeeze on the rental matket. Too bad. It is actually several other reasons like difficult to get permits to build, courts siding with tenants, leagal aid, etc. --52.124.x.xxx

Squatters (by zero [IN]) Posted on: Aug 28, 2022 6:31 PM

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.

Personally I can't leave any of my places sit like that for long periods of time. --107.147.xx.xxx

Click Here to send this discussion to a friend
Report discussion to Webmaster

Subject: RE: Squatters
Your Name:
Your State:

Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from Mrlandlord.com every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: