How To Get Rid Of Squatters: A Simple Guide By Eagle

If you’re dealing with squatters, trust me—you’re not alone. I’ve seen plenty of property owners in Virginia, including folks trying to Sell my house fast in Richmond, struggle with this incredibly frustrating situation. Let me walk you through what actually works when it comes to removing squatters, the relevant laws, and some prevention strategies that might save you a massive headache down the road.

What Are Squatters and How Do They Gain Access?

Squatters are basically people who move into your property without asking. They slip in through unlocked doors, broken windows—honestly, any vulnerability they can find. In Richmond’s Fan District or parts of Norfolk with older, vacant buildings, this seems to happen more frequently than you’d think. Now, while it might look like straightforward trespassing at first, squatting can actually evolve into something much more complicated legally.

Defining Squatting vs. Trespassing

Here’s the key difference: trespassers might hop your fence to cut through your yard. They’re not planning to stick around. Squatters? They bring their stuff, change the locks sometimes, and essentially move in. One property owner I spoke with found squatters who’d been living in his rental for three months—they’d even forwarded their mail there. This kind of persistence makes them significantly harder to remove, particularly if they start meeting those tricky adverse possession requirements.

How Squatters Can Gain Legal Rights

This is where things get weird. Virginia’s adverse possession laws potentially allow squatters to claim actual ownership if they live there openly and continuously for 15 years (though some circumstances vary). They might need to pay property taxes too. It sounds crazy, but it happens. Check out more about squatters’ rights if you want the full picture.

Preventing Unwanted Entry

Look, the best approach is keeping them out in the first place. Get decent deadbolts—not those flimsy ones from the discount store. Board up broken windows immediately. One landlord I know drives by his vacant properties every Sunday morning with his coffee. Takes five minutes, but he’s caught potential problems early. Keep the grass cut too. Nothing screams “vacant property” like knee-high weeds.

What Legal Rights Do Squatters Have?

Understanding Adverse Possession

Adverse possession sounds like legal nonsense, but it’s a real thing. The theory is that land shouldn’t sit unused forever. So if someone openly lives on your property for long enough, the law might—and I stress might—give them a claim. In Virginia, they’d generally need to:

• Live there openly (not hiding their presence)
• Stay continuously for the required period
• Sometimes pay the property taxes

For a deeper dive, this adverse possession guide lays it out pretty clearly.

Squatters vs. Trespassers

Trespassers are easy—call the cops, they’re gone. But squatters who’ve established residency? That’s a whole different ball game. They might have mail coming there, utilities in their name, even a fake lease they printed off the internet. At that point, you’re probably looking at formal eviction proceedings.

Legal Removal Process

Virginia law requires you to follow specific procedures. You can’t just change the locks while they’re at work (tempting as that might be). Start with proper notice—usually a 30-day notice to quit. If they don’t leave? Then you’re heading to court. Some owners find that offering “cash for keys”—basically paying them to leave—works out cheaper than months of legal battles.

How Can Property Owners Evict Squatters?

Alright, so you’ve discovered squatters. Don’t panic, but don’t wait either. The process typically goes like this:

1. Serve them an official eviction notice (keep a copy and document everything).
2. Wait out the notice period—usually 30 days in Virginia.
3. If they’re still there, file an unlawful detainer action at your local courthouse.
4. Show up to court with your deed, tax records, everything proving it’s your property.
5. Once you win (and you probably will), the sheriff handles the actual removal.

I’ve noticed property owners trying to sell a home quickly in Norfolk sometimes just offer the squatters $500-1000 to leave immediately. Not ideal, but it can work.

Worked Pricing Example

Example: Say your property’s worth $150,000 as-is. You’re looking at maybe $30,000 in repairs (squatters rarely leave places pristine). Add $10,000 for selling costs and an investor wanting $15,000 profit. Your offer comes to: $150,000 – $30,000 – $10,000 – $15,000 = $95,000. Yeah, it stings. But sometimes cutting your losses beats months of legal fees and mortgage payments on an empty property.

Preventative Measures Against Squatting

Prevention beats eviction every single time. Especially if you’re in competitive markets where people are selling your house fast in Virginia Beach, you don’t want squatter problems slowing things down. Here’s what actually works:

• Install real deadbolts, not the cheap stuff
• Motion lights—squatters hate attention
• Big, official-looking “No Trespassing” signs (get the ones that cite the law)
• Pay a neighbor kid $20 to check the place weekly
• Keep the lawn mowed—seriously, this matters more than you’d think
• Ring doorbell or similar—you can check from your phone

Squatting: Legal Implications and Property Owner’s Rights

Virginia law tries to balance property rights with… well, it’s complicated. The moment you suspect someone’s squatting, you need to move fast. Figure out if they’re actually squatters or just trespassers first—this determines your next move. If the whole thing feels overwhelming, some owners just decide to sell their house quickly in Virginia and let someone else handle the mess.

Seller Checklist

• Keep your deed somewhere you can actually find it
• Drive by vacant properties at least weekly
• Check all locks and windows regularly
• Know your local eviction laws (or have a lawyer’s number handy)
• Take photos if you see anything suspicious
• Don’t wait—seriously, every day matters

FAQs on Squatting and How to Address Common Concerns

Can squatters really own my property through adverse possession?

Unfortunately, yes—though it’s not easy for them. They’d need to live there openly for years (usually 15 in Virginia), and possibly pay the property taxes. But here’s the thing: if you’re checking your property even occasionally, this probably won’t happen. It’s the completely abandoned properties that run into trouble.

What should I do immediately after discovering a squatter?

First, don’t confront them yourself—I’ve heard too many stories that went sideways. Call the police immediately. Then start gathering your paperwork: deed, tax bills, any proof the property is yours. The cops might not remove them right away (especially if they claim to be tenants), but you’ll have started the paper trail.

How can I help authorities evict squatters?

Have your documents ready—deed, recent tax payments, utility bills in your name. The clearer you can prove ownership, the faster things move. I know people selling property fast in Chesapeake who keep a “property file” with copies of everything, just in case.

Is offering “cash for keys” legal?

Totally legal in Virginia, as long as nobody’s forcing anyone. Get it in writing though—have them sign something saying they received the money and will vacate by a specific date. It feels wrong paying someone to leave your own property, but sometimes $1,000 now beats $5,000 in legal fees later.

How long does the eviction process take?

If everything goes smoothly? Maybe 30-45 days. If they fight it or the court’s backed up? Could be three months or more. A friend went through this last year in Richmond—took four months total. That’s why some people prefer the cash-for-keys route, even if it seems unfair.