Serial Squatters: How to Remove and Avoid Them

Owning a property can be a rewarding investment, but if you’re like many other landlords, you know it comes with its fair share of challenges. With over 15 years of experience in property management and serving property owners in Oklahoma City and neighboring metro areas like Edmond, Yukon, Moore, and others, I’ve seen firsthand one of the toughest problems lately: dealing with serial squatters.

These persistent trespassers occupy properties without permission and exploit legal loopholes to extend their stay far beyond what’s fair. While you may be familiar with squatters in general, serial squatters take it to another level. Often considered a landlord’s worst nightmare, their actions can cause serious financial and legal headaches for property owners.

In this post, I’ll walk you through everything you need to know about spotting them, avoiding them, and getting them off your property if they show up.

Main Key Takeaways:

1. Serial squatters are individuals who repeatedly occupy properties without permission.
2. They exploit legal loopholes to delay eviction.
3. They can cause financial loss, stress, and damage to property.
4. The guide provides prevention strategies, legal eviction steps, and long-term protection tips.
5. Oklahoma landlords will learn how to screen tenants, secure vacant homes, and take legal action when needed.

Who Are Serial Squatters?

Serial squatters are individuals who make a habit of illegally occupying properties. They may pose as legitimate tenants, forge lease agreements, or sneak into vacant properties while the owners are unaware. These individuals often know just enough about tenant rights and legal gray areas to drag out the eviction process and cost landlords time and money.

Some even attempt to exploit doctrines like adverse possession, a legal principle that allows someone to claim ownership of a property if they occupy it openly, continuously, and without permission for a certain period. While this is rare and difficult to prove, a long-term squatter may attempt to use this argument to stay on your property. That’s why quick action is critical when unauthorized occupancy begins.

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. Independent landlords, who often manage their own properties, are especially at risk of financial and reputational harm from serial squatters. Here’s a closer look at the primary costs property owners incur when dealing with squatters:

1. Legal Expenses

As a property owner, you often have to navigate complex legal proceedings to evict squatters. 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. In rare cases, squatters may attempt to pay property taxes as part of a legal strategy to claim ownership.

2. Property Damage

Compulsive squatters sometimes leave properties in disrepair. Beyond normal wear and tear, squatters may cause significant damage to properties, 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. Lost revenue can also occur when a tenant has stopped paying rent but refuses to vacate, effectively becoming a squatter. 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?

Serial squatters often target small landlords because these property owners typically have limited resources and less rigorous screening processes, making them more vulnerable to scams and illegal occupancy. 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. 
• Confirm Legal Residents: Ensure that all occupants are legal residents with proper authorization to stay in the property.
• 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.

Tip: Many serial squatters have spotty rental histories or move frequently, don’t skip reference calls.

2. Secure Your Property

Vacant home 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.
• Install Alarm Systems: Alarm systems provide an additional layer of security and can alert you or authorities to unauthorized entry.
• 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 and experienced property managers overseeing your property, you can concentrate on other important aspects of your life or business while knowing your investment is protected.

Related article: How to prevent squatters?

How to Remove Serial Squatters? (From Experience)

Over the years managing rental homes across Oklahoma City, we’ve dealt with our fair share of serial squatters. In one case, a property owner contacted us after realizing someone had been living in their vacant home for nearly two weeks, claiming to be a “tenant” with no lease in sight.
Here’s what we did and what you should do if this happens to you:

1. Contact Law Enforcement Immediately

We called local housing authorities right away and provided ownership documents along with video footage from the client’s security cameras. While the police couldn’t remove the squatter on the spot due to tenancy laws, their presence helped establish an official report, which we used in court. If you’re wondering can police remove squatters, the answer depends on your jurisdiction and whether the squatters have established tenancy.

2. Start the Legal Eviction Process

We filed a formal eviction on the owner’s behalf, working closely with an attorney experienced in Oklahoma landlord-tenant laws. We documented every communication and served the necessary notices. Thanks to our quick response, the judge granted the eviction in just under four weeks.

Note: Eviction timelines in Oklahoma typically range from 30–90 days, depending on the case.

3. Secure the Property Post-Eviction

After the removal, we changed all locks, boarded up vulnerable windows, and installed motion-triggered lights. Our team also checked in regularly until the unit was re-rented.

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 to protect your private property from unauthorized occupants. 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, helps ensure you manage your property legally, 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.

Conclusion: 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