Adriana Ward thought selling her Marietta, Georgia home would be stressful, but she never expected to find someone else living in it. When her realtor arrived for a showing, they noticed the lockbox was missing, the For Sale sign was gone, and the windows were closed. Ward discovered that a man named Timothy Pyron had taken up residence in her vacant home, claiming Georgia’s squatter laws protected him. He described his actions as a “peaceful hostile takeover.”
Cases like Ward’s are becoming more common as millions of properties across the U.S. sit empty, giving unauthorized occupants the opportunity to exploit homeowner protections. In response, Georgia passed House Bill 1017 in 2024, making unauthorized occupancy a criminal offense. Law enforcement can now issue notices requiring occupants to leave within three days if they fail to comply.
While legal protections for homeowners are improving, the process of removing squatters can still be lengthy and expensive. Homeowners must confirm unlawful occupancy, serve written notices, and potentially file eviction lawsuits. This can result in significant costs ranging from $740 to over $8,000.
Ward’s experience highlighted the gaps in squatter laws, as the man who entered her home was only charged with criminal damage. She has since installed cameras on the property and urges other homeowners with vacant properties to take preventive measures like regular check-ins, alarm systems, and documenting the property’s condition.
Lawmakers across the U.S. have taken steps to tighten squatter laws. In Florida, property owners can now have sheriffs remove squatters without a court process. In New York, laws were updated to clarify that squatters are not considered tenants.
For investors looking to benefit from the real estate market without the risk of owning vacant properties, platforms like Arrived offer access to shares of SEC-qualified investments in rental homes and vacation rentals. This allows investors to diversify their portfolios and potentially earn income without the responsibilities of property ownership.
Overall, the real estate market offers various opportunities for investors, from multifamily rentals to innovative investment platforms like Homeshares. These options provide exposure to different segments of the market while minimizing risks associated with traditional real estate investment. With the right approach and due diligence, investors can navigate the real estate market successfully and capitalize on its growth potential.
