Navigating New Squatter Laws in 2025: Legal Insights + AI Security Tips

Squatters, Holdovers, and Headaches: Why 2025 Is a Legal Turning Point

In response to a high-profile squatter tragedy in Manhattan and the ensuing public outcry, multiple states have passed new, expedited laws to remove squatters. In Cloudastructure's latest legal webinar, attorney Adam Edgecombe of Cobb & Gonzalez and Jen Free, Director of Sales at Cloudastructure, explored the legal landscape, including how these laws vary state to state, what they mean for multifamily operators, and what tools property managers can use to protect themselves and their properties.

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What Is a Squatter?

A squatter is someone who occupies a property without legal permission, lease agreement, or ownership. Unlike a tenant, a squatter has no lawful right to be in the unit and typically moves in without the owner's knowledge or consent. Squatters often take advantage of vacant or poorly monitored properties, and in some states, they may even try to claim legal ownership through a doctrine known as adverse possession. While squatting is now being criminalized or expedited for removal in many states, historically, it has been difficult and time-consuming to remove squatters due to civil court procedures.

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A Quick History: Why Squatting Was So Hard to Stop

While squatting is trespassing, and trespassing is a criminal offense, it is a misdemeanor and law enforcement has been reluctant to get involved for two reasons: 

• Law enforcement hasn’t been able to determine whether or not the individual is a squatter or has some “colorable claim” to be at the property, ie, family or friend of the tenant, a sublet, or AirBnB.
• Removing squatters in the absence of such legal documentation has come with risk to police - there are serious fines if someone turns out *not* to be a squatter. 
• Removing true squatters has historically included some measure of physical jeopardy to law enforcement as well. 

As such, law enforcement has often refused to get involved without a court order, citing the occupant's "colorable claim" to the property. This legal gray area could leave units tied up in eviction court, usually for months—costing owners thousands in vacancy, repairs, and legal fees.

But the tide is turning.

In 2025, new expedited removal laws in states like Florida, Georgia, and Ohio have criminalized squatting and empowered law enforcement to act faster—if the correct steps are followed.

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Squatters vs. Holdover Tenants: Know the Legal Difference

According to Edgecombe, the key question is whether someone has a colorable claim to be in the unit. Holdover tenants—former leaseholders who stayed after the lease expired—typically do have legal standing, even if they're in violation. The same may apply to subletters, family members, or roommates, even if they're not on the lease.

True squatters, by contrast, have no valid claim to the property. Under expedited laws, these individuals can often be removed without a court eviction—but only if the property manager provides proper documentation and follows all state-specific rules.

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Expedited vs. Criminalized Laws: Not All Reforms Are Equal

Edgecombe emphasized the distinction between:

• Expedited Removal Laws, which allow the landlord or property manager to file a sworn affidavit and involve local law enforcement directly.
• Criminalization Laws, where squatting is technically illegal, but still requires a formal eviction through civil court.

The former can save weeks of legal hassle, but they also put the burden on the property manager to get the facts right. Filing a false affidavit could trigger steep penalties including treble damages and attorney fees.

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Do's and Don'ts for Property Managers Dealing with Squatters

Do:

• Confirm the person's status (resident, subletter, guest, squatter)
• Document all communications, photos, notices, and surveillance footage
• Consult an attorney before initiating any attempt at removal
• Secure and monitor vacant units regularly
• Be a good neighbor so your residents will alert you to unwanted activity at a vacancy.

Don't:

• No “Self-Help.” This is critical. Do not change the locks, cut off the utilities, remove the squatters property yourself without legal clearance.
• No Confrontation. Any efforts at verbal or physical intimidation will assist a squatter’s claim in front of a judge. 
• Don’t wait to tell management. Every day that passes adds to a squatters’ claim.

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The Role of AI Surveillance in Squatter Prevention

Cloudastructure's Jen Free highlighted how AI surveillance and remote guarding can dramatically reduce the likelihood of squatting incidents. With features like motion detection zones, directional alerts, and 24/7 remote video monitoring, property managers can:

• Detect unauthorized entry in real time 24/7
• Deter most squatters before they move in
• Create video documentation for court to ensure all notice was delivered and even help prove the squatter illegally entered the property

Edgecombe stressed that every verified incident is documented with a time-stamped incident report, helping owners build stronger legal cases while protecting tenants and staff.

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Protecting Your Lease Language and Your Liability

Edgecombe advised property managers to tighten lease language around:

• Subletting and assignments
• Authorized occupants and guests
• Lease termination upon death of tenant

He also recommended using LLC ownership structures and collecting tenant photo IDs to simplify proof of ownership and avoid claims of familial relationship, which could block expedited action.

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State-by-State Variance: Use the Interactive Squatter Law Map

The law is still evolving, and enforcement varies widely by jurisdiction. Cloudastructure offers an interactive squatter law map to help property managers understand their state and county-specific requirements.

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Conclusion: Be Proactive, Be Precise, Be Protected

With the legal landscape shifting rapidly, it's more important than ever to:

• Understand your local laws
• Invest in proactive monitoring tools
• Document every step

Cloudastructure’s AI-powered surveillance and expert legal partners can help you protect your property, your residents, and your bottom line.

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Watch the Full Webinar Replay Here

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Have questions? We’re here to help.

‍ Book a call with us today. 

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