How to Protect Your SFR Property from Squatters
As a single-family rental (SFR) owner/operator, squatters can be a serious obstacle preventing you from renting out a property. Just how big of a problem will depend on where your properties are located.
While reliable research regarding the scale of squatting across the country is limited, our MCS team has seen firsthand how lax or ill-formed local laws can increase the likelihood of squatters and negatively impact SFR owners and operators. And a National Rental Home Council survey found that some metro areas in Texas, Georgia and Florida had more squatters than others in the U.S.
What can you do to protect your SFR property from squatters? It is important to know the basics for how to deal with squatters, but the most critical actions you can take are preventive. Our tips and strategies can help you avoid unwanted tenants.
Make prevention your focus
Your best strategy for how to deal with squatters will always be prevention. Here are a few tips to help you avoid the issue in the first place.
Minimize vacancy duration. The time between a completed tenant turn and the new renter’s move-in is a critical window for preventing squatters. Minimizing the duration of this vacancy can significantly decrease your odds of unlawful occupants moving in.
Employ one-time entry codes. Outside individuals like potential renters might need access to your home for self-guided tours, for example. Make sure those entry codes are not reused by giving a specific, one-time entry code to each person accessing the home. It’s also smart to require complete contact information from individuals seeking property access to discourage any attempts to abuse entry codes.
Beef up your security. Your physical security efforts should begin by making it difficult for individuals who are not authorized to enter your property to do so, starting with reinforcing all potential entry points with effective locks and/or barriers. Consider installing a security system as well to track movement inside the home via video or motion sensors that can be easily monitored. Motion-sensing lights and alarms can also be effective deterrents, as can devices like a smart doorbell or a “dog alarm” that emits a barking sound whenever someone knocks.
Keep eyes on the property. Maintaining actual eyes on your property is also key. Having a trusted SFR services partner like MCS perform occupancy inspections when your property is vacant can provide peace of mind and alert you to any potential entries (or attempts).
Additionally, as part of the SFR property occupancy inspection, we can also make the most of our time there with our add-on “Sparkle and Shine” services. These include a light-touch clean, sweeping front porches, replacing light bulbs or smoke detector batteries as needed, and dusting countertops and other surfaces. This helps make sure the SFR property is always in show-ready condition and unoccupied.
Make your home appear occupied. A home that looks like someone is living in it discourages potential squatters. Take steps to make your property appear occupied, like keeping lights and sprinklers on timers, maintaining the landscaping, and having regular visits from your staff or your SFR partner.
RELATED ATICLE: Checklist: 9 Musts For Efficient Tenant Turns
Take legal action
Because eviction laws vary by state, understanding how to deal with squatters can be challenging. For example, in some areas, it’s legal to turn off utilities when squatters are present while in other areas it is not allowed. This is why it’s critical that eviction actions—direct or indirect—should not be taken without the support of legal counsel and local law enforcement.
If squatters do occupy your SFR property, report it immediately to your local sheriff’s office and request their help to remove the unauthorized occupants. If they refuse to leave, contact an attorney who specializes in property law to help you assess your legal options to proceed with an eviction. And be sure to document any evidence of squatting and related damage with photos and statements from neighbors (if possible) and all interactions with them to support your case in court.
Get assistance with evictions
Once legal paperwork has been filed for an eviction, your SFR partner may be able to help you move the eviction process along by working with local authorities to help ensure the issue remains a top-of-mind priority with them and doesn’t fall through the legal cracks. This could involve contacting the local sheriff’s office to follow up on your behalf to speed up scheduling the eviction as well as providing a team on site to perform physical eviction services like re-keying your property and removing any unauthorized contents from the home.
Maximize your SFR security and income with MCS
It may not always be possible to prevent squatters in your SFR property but having a proactive focus on prevention and a solid understanding of your legal options so you can act quickly is essential to minimizing your risk. A trusted SFR partner can also be helpful in determining how to deal with squatters.
Contact Jason Myers or Kerry Anderson at MCS today to find out how we can help you protect your property and provide key services to maximize your income on your investment.
