Florida Gov. DeSantis Arms Property Owners Against Squatters: Prevent Squatters From Robbing You of Your Castle
On March 27th, 2024, Governor Ron DeSantis signed Bill 621 into law. When a property owner discovers squatters, the bill empowers them to call the Sheriff, who will remove the squatters in a speedy process, as opposed to the traditionalmonths long eviction process.
“Liberate your residence quickly.” He stated when announcing the remedy.
He was accompanied by the national “Squatter Hunters” founder Flash Shelton, who has had first-hand experience battling a squatter.
“I fight to change squatter laws. Homeowners are free from squatters.”
The news is filed with a plethora of the stories of many homeowners who have their lives turned upside down by squatters. These aren’t your run-of-the-mill burglars - squatters are legal con artists exploiting real estate blindspots to literally steal people’s homes out from under them. Recent cases across the country underscore just how widespread and devastating these crimes can be.
The proliferation of generative AI may play a role in amplifying these crimes. Criminals can use the tools to produce fraudulent financial documents. They can create deepfake images of financial and government officials to convince the homeowners that they no longer own the property.
Manipulated deepfake images of the property could be shared with out of town loved ones or even out of town owners to convince them of false condition, supposed repairs, and other false property images.
The Dismemberment Nightmare
In Los Angeles, Caroline Herrling searched for seemingly vacant or neglected homes in high-end neighborhoods, then took them over. She forged financial documents and took over and stole their money while taking control of their properties.
In one particularly grisly case, she and accomplices dismembered a 71-year-old man’s body who died after they took over his home, and dumped it in the Bay after he passed away, all to continue squatting in his home.
What Went Wrong? The victim lived alone and was clearly isolated, allowing Herrling to slip in unnoticed after his death and take control of his home.
The solution:
Check in on elderly or lone family members regularly. Confirm virtual images during meetings are not deepfakes. Visit the property and get to know about guests or visitors. Meet the neighbors. Get permission to install and monitor cameras.
Employ the help of neighbors to watch out for loved ones and report suspicious activities back to you.
The Dream Home Become Squatter's Den
A Queens couple was set to retire in their newly purchased $2 million house with their disabled son, only to find a squatter already living there, falsely claiming residency rights. Thanks to archaic property laws, they’re now trapped in legal limbo, trying to regain their own home.
What Went Wrong? During the sales process, before closing, a walkthrough inspection would have confirmed if the home was truly vacant before transferring ownership and occupancy.
Letting it sit idle and obviously abandoned was an open invitation to squatters.
Inheritance Seized by Strangers
Another Queens woman inherited her family’s $1 million home after her parents passed away, but was arrested for trying to remove squatters who had taken up residence and changed the locks in her absence.
What Went Wrong? After inheriting the property, it appears that the owner let the property sit vacant and unattended for about a year. The owner failed to promptly occupy and/or secure the property after her loved ones were gone.
Laws vary state by state, but many times, if a squatter occupies a property for a certain period of time, it gives them tenant rights.
Preventing These Crimes
While each of these cases is a personal tragedy, they follow predictable patterns that enabled squatters to strike. As a safety and security professional, I can not stress enough the importance of:
- Regularly checking in on lone loved ones and overseeing their finances. Engage the help of neighbors and local friends and family members.
- Ensuring properties are occupied (or appear to be) or regularly monitored. Consider hiring housesitters for extended vacancies.
- Installing security systems (alarms, cameras, signage, etc.). Utilize cameras with two-way voice features and an alarm/siren that allows you to remotely monitor the property and speak to or sound a siren if a person is detected. Ring Spotlight cameras have these optional features. The key is to enable and monitor motion notifications. Respond immediately when motion is detected. Enable the recording of the video of all interactions for evidence, if needed.
Smart home lighting allows owners, whether onsite or across the country, to program and operate their lights to make the property appear occupied at all hours.
An advanced feature is an integration with Ring and Caseta by Lutron. Whenever a person is detected, certain home lights automatically turn on.
Another smart home product that makes a home look occupied is Luton Blinds. They can be programmed to open at certain times automatically or immediately, and controlled remotely.
- Promptly investigating any signs of unauthorized entry and communicating with law enforcement
- Posting surveillance camera warning signs throughout the property’s exterior.
- Consulting legal experts about proper eviction protocols before taking any steps to block or remove squatters
- Taking action at the first hint of a squatting attempt or property breach
My Expert Advice: Be Proactive and Vigilant
Too many homeowners are caught off-guard by how quickly squatters can entrench themselves. Not paying attention to home security, even briefly, can quickly turn into a nightmare eviction battle.
Neighbors are the true secret weapon. Befriend and engage neighbors to keep watch of your property. Trade contact information and ask to be notified if they see any strange behavior.
The solution is being proactive about monitoring your property, responding decisively to any suspicious activity, and knowing your legal rights and responsibilities. It’s much easier to keep squatters out from the start than to get them out later.
Whether it’s an investment property, vacation home, or your family home, whether occupied or vacant, take precautions and remain vigilant. These predators may try presenting themselves as legitimately "claiming rights," but the reality is they are engaging in home invasion through legal loopholes.
Secure your castle, and don’t let criminals gain a foothold.
