Removing squatters: legal steps, risks and quick actions

Answer

Intro: If someone occupies your property without permission, you’ll usually need to follow formal legal steps to remove them — physically forcing them out or changing locks can expose you to criminal or civil liability. Act quickly, document the situation, and treat the case as a civil trespass/eviction unless a crime is in progress. Do not use self-help (lockouts, removal of belongings or changing utilities) — courts commonly require a court order for removal.

Typical step-by-step process:

• Confirm status: determine whether the person is a squatter (no permission), a former tenant, or someone claiming a lease — that affects which procedure you use.
• Contact police if a crime is happening: if the intruders just broke in, are committing burglary, or there’s immediate danger, call law enforcement — officers can intervene for ongoing criminal behavior. For settled occupants, police often treat it as a civil matter and will direct you to the courts.
• Serve the required notice: depending on jurisdiction, serve a written trespass notice or a “notice to quit” before filing a forcible entry/unlawful detainer action.
• File an eviction/unlawful detainer action: take the case to the local court. If you win, the court issues a judgment and a writ or order of possession.
• Enforce the order: the court’s writ authorizes law-enforcement or the sheriff to remove occupants and return possession to you; follow the sheriff’s instructions for changing locks and securing the property.

Practical tips and risk management: document ownership and vacancy, keep dated photos, log communications, and avoid confronting occupants alone. Consider a voluntary offer—“cash for keys”—to secure a quick, written exit if safety or cost of litigation is a concern. Move quickly: long, open occupancy can create grounds for adverse-possession claims in some states if left unchecked.

Final note: rules and timelines vary by state and county (some places use “forcible entry and detainer”; others have specialized squatter procedures), so follow local procedure exactly. Because mistakes (self-help, wrong notice, improper service) can delay recovery or create liability, it’s advisable to consult a licensed attorney or local law enforcement/court clerk before taking action.