Preventing Squatters: Practical Steps Property Owners Should Take

Answer

Squatting happens when an unauthorized person occupies a vacant or poorly secured property. Preventing it combines physical security, visible maintenance, and quick, lawful responses if someone appears on site. Early action matters because some legal doctrines—like adverse possession—require long, continuous occupation before a squatter can claim rights, and those statutory periods vary widely by state.

Immediate prevention measures: secure doors and windows, install quality deadbolts or electronic access controls, fit motion-activated lighting and video monitoring, and keep utilities active or otherwise make the property look maintained. Schedule regular interior and exterior checks (weekly or biweekly for long vacancies) and hire a local property manager or caretaker when you can’t visit often. Posting lawful “No Trespassing” signs and notifying police of a long-term vacancy can also deter intruders.

Operational safeguards: keep landscaping tended and mail/newspaper held, document all inspections with dated photos, and maintain a log of vendor visits. Consider simple deterrents like boarding vulnerable openings temporarily or using alarms that alert you or a service when doors open. For higher-risk properties, consider professional vacant-property services that provide regular checks and live monitoring.

What to do if you discover a squatter: avoid “self-help” remedies. Changing locks, removing doors, turning off utilities, or removing a person’s belongings can create criminal exposure or civil liability and are illegal in many jurisdictions — instead, document the situation, call local law enforcement to report trespass, and promptly start formal eviction or trespass proceedings with the court if necessary. In many places police cannot forcibly remove someone without a court order unless the occupant clearly admits trespass or a criminal act; expect legal process and act quickly.

Practical tips and risk control:

• Keep records: photos, inspection logs, and correspondence create a strong paper trail.
• Use “cash-for-keys” only with legal counsel — it can speed removal but must be documented.
• Notify your insurer and verify vacancy clauses in your policy if you expect a long vacancy.
• Consider local variance: state and municipal rules differ, so tailor your approach to the jurisdiction.

In short, proactive security and fast, documented legal steps protect your property best. Because rules and remedies differ by state and local practice, it’s advisable to consult a licensed attorney or local housing authority before taking action that could expose you to liability.