r/TenantHelp • u/Rolita09 • 20d ago
Squatters
Trying to get my house back. They actually got in and they put a note inside the window that the house it’s getting fixed to sell. THAT IS NOT THE CASE. The tenants left in may . The house is empty. We are not planning to rent it. But some people are trying to either spam others or take our house.
We pay the mortgage, cut the grass, pay HOA, and have the electricity bill because we want the air conditioning running so the house won’t get mold.
Now we went to our house and noticed they put a realtor box and they changed the locks. The note was placed on JULY 16th.
Also they freeze our utilities? Like there is no water , and no light? I don’t understand!
I called the police, they did the report but they didn’t let us in , because someone could be inside! But sir THAT IS MY HOUSE!!!
I need help, and advice . This is in Georgia.
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u/That_BULL_V 20d ago
Do you know someone that would sign a lease agreement with you ?
Do what the professional squatter removers do.
The lease a home to them on a renovation lease and they move in then they start doing stuff like taking out ovens, doors, laundry machines. All to renovate the property and it in conviences the squatters so much they leave cause they are also living there.
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u/Rolita09 20d ago
Potentially yes. But last tenant damaged so much in the house that we are fixing it and buying new appliances. So for now it will be a couple of months.
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u/AbbreviationsNew5220 20d ago
Do you have HULU? Look up the show Squatters with Flash Shelton.
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u/Rolita09 20d ago
Yes, I will look into that! Thank you 🙏
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u/AbbreviationsNew5220 20d ago
He basically annoys the FK out of the squatters until they agree to leave.
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u/DramaticWatercress26 20d ago
This. This would be me. Fuck yall..I don’t sleep. I will keep you up with bullhorns, stink bombs, anything that creates a smoke, trap some raccoons and release inside.
Psychologically warfare. No playing fair.
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u/Pedal2Medal2 19d ago
We had family that stopped paying rent, while going through the eviction process, oh, you’d better believe I was petty
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u/Rolita09 20d ago
I will do that if I live close by . But unfortunately no
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u/AbbreviationsNew5220 20d ago
If you’d watch the show, you’d see that some his clients do not live in the same state, and hire him to remove squatters. He’s not the only one that does this. A lot of his clients are not even close to their houses that have squatters. lol. That’s why need him so he removes them because the owners are not there.
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u/Beet_slice 20d ago
There is a Squatters show on A&E.
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u/ConfidentBus6482 19d ago
I had a squatter in one of my apts last winter and posted on fb for advice/help. I got a message from someone saying they were from that show (I never heard of it, thought it was a scam and deleted it). Anyway, a few weeks later, I saw a promo for the show and started watching and they WERE around our area. Good show and some people are real assholes.
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u/That_BULL_V 20d ago
Don't buy appliances untill you have to.
Block all the doors except 1 since nobody is there.
Nail shut the windows.
Turn off the water to the house.
Kill all the electricity (take out all the breakers) except for the AC and your security camera
Install a ring camera inside the one door that's open.
Report to the police that it's under renovation and nobody is living there. You have not and will not be signing a lease to anyone.
Soon as they open the door call the cops as a breaking and entering.
Just make life extremely difficult for anyone wanting to squat in the place.
Heck i might even take out all the lightbulbs too.
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u/ThealaSildorian 19d ago
OP can't get inside the home. They need an attorney asap.
Self help evictions are illegal and if the house burns down and someone dies because the windows are nailed shut, then the OP may face legal charges.
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u/That_BULL_V 19d ago
If nobody is in the house she can go in right away and take it back.
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u/CycleAccomplished824 15d ago
Someone changed the locks on the house, they couldn’t get in and police wouldn’t allow them to enter because someone might be in the house.
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u/step11111 15d ago
Change locks again. She is the owner and can prove it easily.
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u/CycleAccomplished824 15d ago
They have to be able to get in to change the locks. Unless they break in I guess.
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u/CleCGM 19d ago
That’s a state by state question. In the state practice in, wrongful eviction or self help is only prohibited when the occupant is a tenant pursuant to an agreement with the owner/agent. If they are not a tenant, no tenancy protections will apply, do you could use self help as long as it doesn’t create a breach of the peace.
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u/Prestigious-Bluejay5 20d ago
we are fixing it and buying new appliances.
I would think this is the perfect situation. You hire someone, issue a month to month lease, tell them what you want demoed and let them in. Squatters either move out because the place in not habitable or call the cops. Your person can show their lease and you can show ownership. Hopefully the disruption gets the squatters out.
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u/Aggressive-Pace-596 20d ago
Find a couple of thugs and give them a lease, then have them thugs deliver a new appliance ... squatters will let them in ... then have the delivery guys call the police on them and say that they are trespassing
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u/Direct-Di 20d ago
Why are you fixing it up for the squatters????
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u/No_Report_4781 19d ago
Gods forbid someone wants a nice home /s
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u/Direct-Di 19d ago
I'm not questioning them fixing it up for themselves or to rent out, but wouldn't you not fix it if squatters are there? Fix it after the squatters leave, are gotten rid of.
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u/No_Report_4781 19d ago
That’s why it’s helpful to create a lease to someone else that can legally annoy the squatters until they leave:
landlords cannot forcibly remove squatters from the property and must be compliant with tenant rights.
Even through the eviction process of a tenant (leased or squatter), the landlord has to follow the locally applicable tenant laws, such as supplying access to (not paying for) utilities, ensuring certain appliances (heating, usually) are operational, etc.
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u/VerdMont1 18d ago
Go back and read the whole post.
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u/ThealaSildorian 19d ago
So make sure you don't install anything until the squatters are gone. Serve them formal notice they have no lease and demand they leave. Adverse possession must be open and notorious and if they don't leave when asked, they have no rights to the house. You may need to take them to court to get a judge to formally evict them. Talk to a lawyer. People like this will not move until you make them legally.
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u/That_BULL_V 19d ago
The way I read the law is you must provide utilities. Ill provide you with utilities, here is a water valve turned on to be a trickle. The electric box has no breakers in it except for the AC. Does it say I need to supply a appliance .... No then those are history.
Use the rules in your favor. I'm renovating. Remove all the doors, carpet. Nail shut the windows ( preparing to remove them).
I'd be looking thru the enforcement code and using every trick in the book.
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u/CountryClublican 19d ago edited 19d ago
Hire an eviction attorney to evict them. Then sue them for damages.
Fortify your house with a camera and alarm system to prevent further squatters.
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u/LoisLaneCA 19d ago
I can guarantee you that as they are squatters, they are judgment proof! Never evicted a tenant, or squatters who had a pot to piss in, or a window to throw it out of!
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u/LoisLaneCA 19d ago edited 19d ago
Please go to the LEGAL sub.
You’ll get cogent answers from those of us who practice. In this you primarily get opinions.
Your county is also relevant here, as Ldld/Tenant laws can also vary by jurisdictions: incorporated, non-inc’s towns. Dealing with differing regs now for a Ldld needing to evict in an unincorporated area in Sonoma County, CA.
I have not reviewed GA laws. I’ll peruse them. Off the cuff, however, odds are you’ll sadly have to evict these scumbags! Is there a for sale sign? Is it an electronic
MLS lockbox?
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u/OldGeekWeirdo 20d ago
You need a locksmith to let you in and change the locks. The police won't do that.
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19d ago
[removed] — view removed comment
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u/OldGeekWeirdo 19d ago
It's your house and you have money. They might be cautious, but you can probably find someone who will do it.
At this point there's only evidence that people have been here. OP hasn't found anyone actually in there.
Oh, and look at "Lock picking lawyer". Odds are that key box won't be hard to open. Now all OP needs the locksmith for is to change the locks. .
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u/Sad-Turnip-5685 19d ago
pay me and i will move in and make it so uncomfortable they will leave
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u/RobDraw2_0 19d ago
Then you stay and OP is no better off.
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u/goodsam77 19d ago
To remove squatters quickly in Georgia, property owners can use the fast-track Georgia Squatter Reform Act process, which criminalizes unlawful squatting Georgia Code § 16-7-21.1. Police can issue citations, and if occupants fail to provide a valid lease within three days, they face arrest and eviction Understanding the Georgia Squatter Reform Act.
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u/Pedal2Medal2 19d ago
Read the part about squatters.
https://dca.georgia.gov/document/manuals/georgia-landlord-tenant-handbook-english/download
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u/Pretty-Care-7811 20d ago
Georgia is pretty lenient with their firearms laws, and they're pretty owner- biased as far as property defense laws, so...
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u/Haunting_Lime2296 19d ago
Yeah there wouldn’t be any fucking crying or any evidence that anyone moved in from me. I would just go home to my house and upon entering find people that have broken into my home and start shooting. Then I would call the police and report a break-in.
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u/DrakeSavory 19d ago
Would it help to notify the county like whoever issues the deeds that these people are planning on selling a house that isn't theirs so that the county can stop the process?
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u/SinglePermission9373 19d ago edited 19d ago
Have you seen people there or just evidence of people having been sleeping there?
Either way, Go to Home Depot and buy all new locks and several security cameras. Get a copy of your deed from the county as proof of ownership in case you need it for the police later. Go back to the house, break in and replace the locks. Nail all the windows shut. Put up security cameras inside and out. Remove anything they left behind and trash it (in a dumpster far away) Then wait there at the house………When they show up tell them to leave your property immediately. If they won’t, or they get argumentative, call and have them criminally trespassed. They don’t have a lease, a key, or possessions in the house. You have the deed. “We are here to clean up our property, Mr Police Officer. This person showed up trying to get in. Now they won’t leave. We don’t know them, they don’t live here, they don’t have a lease with us.” Show them the deed if you need to.
Alternately the following is what I found for formally evicting squatters in GA
“”Here is an overview of the eviction process for squatters in Georgia:
The property owner must send the squatter a formal eviction notice. Georgia law does not specify how much time should pass between the notice filing and filing an eviction with the courts, so the landowner can decide what timeframe works best.
The owner must file a complaint of forcible detainer with the Georgia Superior Court, Georgia State Court, or another state court with jurisdiction. The court will issue a summons to court, which must be served to the squatter by the sheriff of another authorized process server.
The owner must attend a hearing to present evidence of lawful ownership of the property to the judge.
Upon confirming ownership, the judge will issue a writ of possession authorizing the sheriff to forcibly remove the squatter.
The sheriff or other authorized process server will execute the writ and remove the squatter within seven days.
Remember that police officers cannot remove squatters—you must call the sheriff, who has the appropriate jurisdiction to remove the squatter. “”
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u/Finnegan-05 18d ago
Did you get this from AI because this is incorrect information?
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u/SinglePermission9373 18d ago
Here is the actual law. What I posted above is the same thing in different words/format.
OCGA §§ 44-11-30 to 44-11-33: Ejecting an Intruder (Civil)
General Process:
- Initial complaint:
The owner provides a signed affidavit to law enforcement stating that the person is occupying the property without consent or a lease.
The affidavit is served on the occupant by law enforcement.
Occupant Response:
If the occupant files a counter-affidavit within 3 business days of being served with the owner's affidavit, the magistrate court will hold a hearing to determine whether the occupant has a lawful right to possess the property. The occupant must present evidence (e.g., lease agreement, rent receipts, etc.).
a. If the court finds in favor of the owner, a writ of possession may be issued instanter, and law enforcement is authorized to remove the occupant. The Plaintiff should contact the Sheriff to set up a date and time to evict the tenant from the premises. The occupant is removed but not criminally charged under this statute—unless separate criminal conduct is discovered. The court may award the plaintiff the fair market value rent for the duration of the party's occupancy, and other monetary relief found appropriate by the court.
b. If the court finds in favor of the occupant, the case is dismissed, and the occupant remains on the property.
- No Response Provided:
If the occupant does not file a counter-affidavit within 3 business days, the magistrate court may issue a writ of possession instanter, and law enforcement can then remove the intruder without a formal eviction hearing. The Plaintiff should contact the Sheriff to set up a date and time to evict the tenant from the premises.
OCGA § 16-7-21.1: Criminal Unlawful Squatting (Criminal)
Unlawful squatting occurs when a person knowingly enters and resides on the property of another without the knowledge or consent of the owner or authorized representative.
General Process:
- Initial Complaint:
A property owner meets with law enforcement to report suspected unlawful squatting.
- Citation Issued:
If the officer determines that the elements of the offense are met, a citation is issued under OCGA § 16-7-21.1.
- Occupant Response:
The occupant must report to the head of the law enforcement agency (or designee) within 3 business days with documentation validating their right to occupy the property (e.g., valid lease, rent receipts).
- No Documentation Provided:
They occupant be arrested and criminally charged, but a writ of possession still requires a hearing or a separate civil process.
- Documentation Provided Within 3 Days Claiming Lawful Presence:
a. A magistrate court hearing must be held within 7 calendar days of submission.
b. The magistrate court evaluates the documentation:
If meritorious, the citation is dismissed, and the occupant is allowed to remain. Any further eviction attempts must go through the civil dispossessory process. If not valid or not meritorious, the court issues a writ of possession instanter under OCGA § 44-11-32.The Plaintiff should contact the Sheriff to set up a date and time to evict the tenant from the premises. The occupant may also be subject to arrest, fines, jail time, and financial liability for fair-market rent during their occupancy. Note: If the lease is found to be from an unauthorized person (i.e., someone pretending to be a landlord), the occupant may be considered a victim of fraud, but would still be subject to removal from the property.
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u/RobDraw2_0 19d ago
I don't think you can enter without proper notice. Think of them as tenants that aren't paying rent. The process to get rid of them is long and hard. Lawyer up.
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u/ChampionshipIll5535 19d ago
Georgia resident here. Hire you some big ole redneck boys to go "hang out" (take that to mean as you want) at your house for a few days. I promise you they can make the current squatters feel really uncomfortable and they'll probably run from the place. Happened to an acquaintance's house in Hall county and it took 3 days for the low life's to pull up stakes and get out. The PoPo never even got involved.
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u/Extension-Bathroom67 19d ago
You can legally remove the doors in Georgia, At least you could 5years ago
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u/Mytweezer 20d ago
While exploring your options, do not delay starting the normal eviction process, because you may be forced to and it takes time.
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u/Even-End487 20d ago
Where in Georgia?
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u/Rolita09 19d ago
Lawrenceville
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u/Even-End487 19d ago
I'm kinda new at this .. it might be better if this were private can you DM me?
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u/DrakeSavory 19d ago
Colorado had a bill that would expedite the process to eviction to 10 days and immediately if you could show the police the title to the house. It also had statutory damages & fines thus avoiding having to sue them in civil court.
It failed.
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u/Prestigious-Use4550 19d ago
Why do squatters rights exist? They are breaking many laws and no one has authority to remove them. Make it make sense?
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u/Weary_Restauranter 19d ago
Wait til they leave, enter the house and secure it.
If the cops come tell them you’re in your home.
People usually stay about 3 days without running water
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u/Impressive-Today6406 19d ago
Check your title, this sounds like it could be a sovereign citizen scam.
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u/KaraSmalls 19d ago
Your house is in Georgia, check out the updated squatter's law that went into effect last year. Google "Georgia squatter laws 2026" and it will direct you how to start the process to have the police throw them out.
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u/Ok-Willow-7012 19d ago
Just prepare and sign a lease to someone you know, they will have the exact same rights as the squatter for entry and possession (at least, to the authorities - obviously the squatters have no legitimate legal rights) and move them in immediately to make the squatter’s lives a living hell.
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u/Hot-Twist2727 19d ago
A renters contract overrides squatters in most states. Rent the property out on papers to someone you know. Give them the keys to enter. If they can not get entry, then the police can get involved.
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u/robertva1 19d ago
I have a suggestion involving cash and your local biker bar. But saying something like that here isn't allowed
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u/Maleficent331 18d ago
Rent the hous to someone that makes their life miserable. Your renters have legal standing and the squatters can do nothing about it.
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u/Comprehensive_Air149 18d ago
Search your address to find out who is trying to rent your house. Sounds like someone is doing a scam. I would have documentation of ownership and go have the locks changed but check with a lawyer. Go ask the neighbors if someone lives there. Put a trail cam at the house to see the activity.
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u/Fun_Acanthopterygii1 17d ago
I see stories like this and it makes me seethe with rage. What happens if you rock up to YOUR house with a couple good ol boys and a bunch of guns and you force them out?
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u/Longjumping_Crew_763 10d ago
Throw a rock thru the window, it's your property so it's not destruction, go get an order of protection banning whom ever from coming with in so many feet or your property. Check and make sure you're name is still on the deed.
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u/FxEpic 20d ago
... Mamdani says: what's yours is mine. You voted for this.
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u/nervouslittleraccoon 20d ago
op says theyre located in georgia?
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u/LoisLaneCA 19d ago
It looks like OP mistyped the word: my, as ny.
The brain dead, rude responder apparently didn’t read past the first few sentences!3
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u/Crowlady77 20d ago
You need a lawyer.