The Rise of Professional Squatters in Maryland: What Landlords Need to Know
A recent viral social media post advertised “squatter houses” in Maryland for $1,500, complete with changed locks and fake leases. Desperate renters are told landlords can’t legally remove them quickly and might even pay them to leave. This controversy has drawn massive public attention to Maryland’s squatter problem.
Maryland is experiencing a surge of professional squatters – people who deliberately occupy homes they don’t own or rent, often armed with forged leases or documents. Property owners have been shocked to find strangers living in their houses, claiming tenant rights with surprising sophistication. In one recent case, a couple discovered squatters in their newly purchased home who presented a phony lease “more professional looking than a real lease,” tricking authorities into treating them like legitimate tenants. Stories like these are all over the news and social media. Frustrated homeowners are sharing screenshots of squatters bragging online about how to game the system and openly advertising spots in vacant homes. It’s a nightmare scenario for landlords – and it’s becoming more common in Maryland.
State and local officials are well aware of the issue. Legislators have introduced new bills to crack down on professional squatters, such as increasing penalties for using fake leases. But until laws catch up, Maryland landlords need to protect themselves. Below, we’ll explain how you can proactively safeguard your property, what your legal rights and restrictions are when dealing with squatters, and why taking matters into your own hands (or hiring a “squatter removal” team) can backfire badly. We’ll also cover how DK Law can assist you in reclaiming your home and provide long-term strategies to prevent squatters from targeting your property.
How Landlords Can Protect Their Homes Proactively
As a property owner in Maryland, there are steps you can take right now to make your home a less inviting target for squatters. Professional squatters often scout for homes that look empty or easy to occupy, so a bit of prevention can go a long way. Here’s how to stay a step ahead:
Regular Inspections: Don’t let your property sit unchecked for long periods. Visit your vacant properties frequently or have a trusted person (property manager or neighbor) do so. Early detection of any unauthorized occupancy is key – the sooner you find out someone’s there, the easier it is to address before they settle in.
Secure the Premises: It may sound obvious, but double-check all doors and windows. Use strong deadbolts and consider adding window locks and an alarm system or cameras. Squatters in Maryland have been known to change the locks themselves once they get in, so investing in quality locks (and even security cameras that alert you to movement) can deter them or provide evidence if someone tries to break in.
Maintain a “Lived-In” Look: Professional squatters target homes that appear abandoned or unmonitored. Simple upkeep steps can signal that an owner is attentive. Keep the yard trimmed, lights on timers, and mail collected. A home that looks occupied is far less attractive to a squatter. If a property will be vacant for an extended period, consider temporary occupancy – perhaps a house-sitter or short-term legitimate tenant – to avoid a true vacancy.
Keep Clear Records: Maintain organized lease records and ownership documents for all your properties. If someone tries to squat with a fake lease, having your paperwork readily available helps you quickly prove that you never rented to them. Clear documentation can persuade police or courts that the squatter’s story doesn’t add up. (For example, in one case squatters showed a forged lease, but the owners could show the deed and prior lease to refute its legitimacy.) Being able to immediately demonstrate who is allowed to be there puts you in a stronger position.
Engage Your Neighbors: Neighbors can be allies. Let trustworthy neighbors know if a property is supposed to be empty, and ask them to alert you to any signs of occupation or changes. Many squatters roll up with moving trucks or start bringing in furniture – if your neighbors know no one should be moving in, they can tip you off before the squatters get too comfortable.
By taking these proactive measures, you’re hardening your property against squatters. Think of it as setting up an early warning system and obstacles that make it difficult for a squatter to succeed. While you can’t always prevent a determined fraudster, you can certainly make your home a less appealing target and catch problems faster.
One crucial but often overlooked step? How to Prepare for Incapacity—because protecting your property also means having a legal plan if you're unable to respond quickly yourself.
Know Your Legal Rights (and Limits) as a Landlord
Facing a squatter in your property is incredibly frustrating, and as a landlord your instinct is to immediately kick them out – after all, it’s your house. But hold on: Maryland law puts strict limits on what landlords can do in this situation. It’s critical to know both your rights and your restrictions when dealing with squatters.
What You Can Do: In Maryland, the proper legal path to remove a squatter is to file a “wrongful detainer” action in District Court. Wrongful detainer is essentially Maryland’s term for evicting someone who has no legal right to be on the property (unlike a tenant who stopped paying rent, for whom you'd file a failure to pay rent or tenant-holding-over case). As soon as you discover an unauthorized occupant who refuses to leave, you should begin the court process. This involves filing a complaint, after which the court will issue a summons for the squatter to appear in court. If you win the case (and if the person truly has no legitimate claim, you should), the court will grant you a judgment of possession. Then the sheriff can remove the squatter under court order.. Engaging law enforcement through the courts is the lawful way to get your house back. Also, you have the right to report trespassing to the police – though as many Maryland owners have learned, if squatters present even a fake lease, police may say it’s a “civil matter” that requires the courts. Still, getting an official report on record can help document the situation.
What You Cannot Do: Maryland law forbids landlords from taking matters into their own hands with squatters. All “self-help” eviction actions are illegal in Maryland. This means you cannot change the locks, shut off utilities, or physically remove the person without a court order. It might be your house, but doing these things to force out a squatter is against the law – even for trespassers. For example, you might be tempted to turn off the water and electricity to flush them out. But Maryland landlords are not allowed to cut off water or other utilities, no matter the circumstances – that’s considered an illegal eviction tactic (and as the social media posts note, savvy squatters know this). Similarly, you can’t show up with a locksmith and try to lock a squatter out. If you do, the squatter could call the police on you and accuse you of unlawful eviction, and they’d be right.
It’s important to understand that squatters do have some rights under the law, even if it feels wrong. Once someone has taken up residence (however unlawfully), you must go through proper legal channels to remove them. Skipping the process can land you in legal trouble. In fact, Maryland law explicitly states that landowners cannot evict squatters on their own – they must use the judicial system. Violating these rules could not only undermine your case to remove the squatter, but also expose you to lawsuits or even criminal charges. A squatter who is forced out illegally can potentially sue the landlord for damages, and courts have taken such claims seriously.
Know the timeline: Unfortunately, the legal process isn’t instantaneous. Even in a straightforward wrongful detainer case, it could take weeks or a few months to get to a hearing and have the sheriff actually remove the person. Professional squatters count on this delay. (One notorious squatter scam in Maryland promises buyers of these fake leases that a wrongful detainer eviction will take up to 2 years – an exaggeration, but it shows how they bank on slow proceedings.) The reality is it usually won’t take that long if you act promptly, but expect some delay and follow the law to the letter. Losing patience can cost you.
What about “squatters’ rights”? You might have heard that if someone stays in a home long enough, they gain legal rights. Maryland does have adverse possession laws – but they require continuous occupancy for 20 years before a squatter could even attempt to claim ownership of your property. Don’t panic at rumors that a squatter instantly gets the rights of a tenant or owner. However, after even a few days or weeks, a squatter can complicate your life by forcing you to go through an eviction process. So while they won’t steal ownership of your house overnight, they can certainly steal your time and peace of mind if you don’t handle it correctly.
In summary, Maryland landlords have the right to recover their property, but only through lawful means. You must use the courts and sheriffs for eviction; any DIY shortcuts are off-limits. Knowing this in advance will help you resist those (understandable) angry urges to take action that could backfire. Next, we’ll discuss why it’s so important to avoid those illegal shortcuts – and the serious consequences if you don’t.
Warning: Don’t Use Illegal or DIY Eviction Tactics – It Will Backfire
When faced with brazen squatters, many landlords feel tempted to do something – anything – to get their house back. Some might think about hiring a private “eviction” team or some tough guys to scare the squatters off, or trying to physically remove the squatters themselves. Don’t do it. This section serves as a strong warning: taking unlawful action against squatters is not only illegal, but also dangerous and likely to backfire on you.
It’s a classic case of a DIY approach that could become a risky gamble—especially when the law offers safer, more effective solutions through proper legal channels.
Consider what’s been happening in Maryland recently. Professional squatters know the law and they are betting that you might break it. They often dare landlords to violate eviction laws, because that can actually give the squatter the upper hand in court (or even grounds to press charges against the landlord!). For example, if you shut off the power or water, the squatter can go to a judge and demonstrate that you attempted an illegal eviction – which could delay the legit eviction process and even make you liable for damages. It sounds crazy, but a squatter could end up suing the homeowner for an illegal lockout, and cases have occurred where landlords had to pay because they skipped proper procedure.
Hiring a third-party “security” or some kind of squatter removal service is equally risky. These folks have no more legal authority than you do. If they use force or intimidation, it’s the same as you doing it – and you could be held responsible for any violence or illegal acts they commit. Imagine being on the hook because the people you hired got into a brawl with the squatter or damaged the property in the process. Those could be assault or vandalism charges, and you (and your bank account) could be liable since you orchestrated it. No landlord needs that trouble.
Not only is it illegal, it’s also flat-out dangerous. Squatters willing to occupy someone else’s house might not be model citizens. Confrontations can escalate quickly. There have been frightening reports of squatters threatening property owners with violence or property destruction when challenged. In one Maryland case, after the police initially left, the squatters threatened to trash the home unless the owner paid them “cash for keys” – essentially extortion. If you send in untrained people to force them out, you don’t know how the squatters will react. You or someone could get seriously hurt, or the squatters might retaliate by wrecking the interior of your house (which, sadly, they often do upon finally leaving).
On top of that, any evidence of you trying underhanded methods can sabotage your legal case. Maryland judges take a dim view of landlords who resort to self-help, even when dealing with squatters. You want to come into court with clean hands, following the law, so the judge focuses on the squatter’s wrongdoing – not yours. If you’ve already tried a DIY eviction, the squatter’s lawyer (if they have one, or a legal aid attorney) will surely bring that up to divert attention and sympathy away from the fact that they broke into your house in the first place.
Bottom line: Do not hire vigilantes or attempt to physically oust squatters on your own. It’s not worth the legal risks or the safety risks. Yes, it’s infuriating to have to wait on the legal process, but patience and proper procedure will pay off in the end, whereas rash tactics could land you in far worse trouble than the squatter is in. If you’re feeling helpless, the better move is to get professional legal help – which brings us to our next point.
And remember, avoiding surprises is key in real estate and estate planning alike—here’s how to handle debts and liabilities properly to prevent future legal headaches.
How DK Law Can Help Landlords Handle Squatters
Dealing with squatters is complex and nerve-wracking – you don’t have to go through it alone. At DK Law, we specialize in Maryland property and landlord-tenant law, and we’ve been closely following this rise of professional squatters. Our team is here to help you reclaim your home safely and legally, while protecting your rights as a property owner.
Here’s how we can assist you:
Legal Strategy and Representation: We will evaluate your situation and explain your options under Maryland law. Whether it’s filing a wrongful detainer action, obtaining an injunction, or coordinating with law enforcement, we’ll formulate the right legal strategy to get the squatter out as quickly as the system allows. Our attorneys will prepare all required court filings (ensuring they are complete and compelling) and represent you in court hearings to fight for your property rights. With an experienced lawyer by your side, there’s less chance of procedural delays or mistakes that squatters could exploit.
Fast-Tracking Where Possible: We stay up-to-date on the latest legal developments. (For instance, Maryland lawmakers are considering and enacting measures to expedite evictions of squatters and toughen penalties. Should any new laws or faster procedures apply to your case, we will know and use them.) Our goal is to shorten the timeline to the extent the law allows. We can also engage with the sheriff’s office to ensure that once we have an eviction order, the removal is scheduled promptly and executed properly.
Protecting You from Liability: By entrusting the process to a law firm, you avoid the pitfalls we warned about earlier. We will guide you so that you don’t accidentally step over any legal lines. If the squatter has made any claims (like accusing you of shutting off utilities or other issues), we can defend you against those. Our job is to make sure that when you get your property back, you’re not facing counter-lawsuits or lingering legal headaches – only a successful resolution.
Support and Resources: Beyond direct legal action, DK Law provides education and resources for landlords. We believe knowledge is power for property owners dealing with these new squatting tactics. You can schedule a consultation with us to review your security practices, leases, or any concerns about squatters before an incident happens. We also offer free resources like guides and webinars (more on that below) to help you stay informed.
Remember, every squatter scenario can be a little different. Some involve outright break-ins, others might be an imposter tenant with a fake lease, and occasionally it could even be a holdover guest or relative who refuses to leave. No matter the twist, DK Law has likely seen it or studied cases like it, and we know how to handle it within Maryland’s legal framework. Our goal is to take the burden off you – we’ll deal with the paperwork, the court appearances, and the legal chess match, while you focus on your life and legitimate business.
If you’re currently struggling with a squatter in your property, don’t wait. The sooner you get legal help, the sooner you can put an end to the nightmare. Contact DK Law for a consultation, and in the meantime download our Free Landlord Protection Guide and register for our upcoming Landlord Webinar for further valuable tips. We’re here as your partners in overcoming this challenge.
Download our Free Landlord Protection Guide: As part of our commitment to helping Maryland landlords, we’ve created a comprehensive guide packed with practical steps to protect your rentals from squatters and other risks. It’s written in plain English and covers everything from screening tenants to handling the first signs of unauthorized occupants. Don’t wait until you have a squatter – arm yourself with knowledge now. Download our Free Landlord Protection Guide and use it as a checklist for safeguarding your investments.
Register for Our Upcoming Landlord Webinar: We’re also hosting an Upcoming Landlord Webinar that will dive deep into the squatter issue and other hot topics for property owners. Our attorneys will share war stories and lessons learned from recent cases, review the newest Maryland laws (including any fresh anti-squatter legislation), and answer questions from landlords like you. It’s interactive and absolutely free to attend. Register for Our Upcoming Landlord Webinar to get expert insights and live answers – all from the comfort of your home or office. Don’t miss this chance to learn how to better protect your property and navigate Maryland’s legal landscape as a landlord.
At DK Law, we understand how stressful it is to have your property essentially stolen by squatters. We’ve helped others through this, and we can help you too. With the right legal help and resources, you will get your home back and ensure it stays yours.
Long-Term Strategies for Landlords to Prevent Squatters
Once you’ve resolved a squatting incident (or better yet, before it ever happens), it’s wise to adopt some long-term habits to protect your properties moving forward. The truth is, the “professional squatter” trend may continue as long as some people think it’s a viable scam. Smart landlords will adjust and become less vulnerable over time. Here are some long-term strategies to consider:
Better Tenant Screening and Vetting: Many squatters gain access under false pretenses – for example, by responding to a rental listing and then never leaving, or by subletting illegally from a real tenant. To combat this, thoroughly screen all prospective tenants. This means doing background checks, credit checks, and verifying previous landlord references. Be wary of applicants with spotty histories or those eager to pay cash up front (that can be a red flag for scammers). While screening isn’t foolproof, it can help you avoid renting to someone who might turn into a squatter at lease’s end or invite questionable people in.
Iron-Clad Leases and Documentation: Make sure your lease agreements are solid and address issues like unauthorized occupants and subleasing clearly. If your lease strictly prohibits subletting without permission, you have more leverage if a tenant tries to move in with someone else (who could become a squatter). Also, do periodic lease audits – check that the people living in your unit are the ones on the lease. If a tenant has snuck in a roommate or replaced themselves with someone else, address it immediately; unauthorized occupants today can become squatters tomorrow.
Vacancy Management: If you own properties that may sit vacant (such as during renovations, between tenants, or investment homes you haven’t moved into yet), have a vacancy plan. This could include hiring a property management company to watch over the place, installing a security system, or even renting the property on a short-term basis (like via legitimate short rentals) to avoid long idle periods. Some landlords in Maryland are considering “home sitter” arrangements, where a trusted person stays in the house (even for reduced rent) just to keep it occupied and maintained. An occupied home is the best defense against squatters. If constant occupancy isn’t feasible, at least ensure regular visits and upkeep as mentioned earlier.
Insurance and Financial Safeguards: Talk to your insurance agent about your policy’s coverage for squatter-related damage or lost rent. Not all standard landlord policies explicitly cover the scenario of unauthorized occupants, but some do cover vandalism and theft, which could occur with squatters. You might also inquire about vacant property insurance if you have a home that will be empty for a while – these policies can cover risks that normal homeowner insurance won’t when a place is unoccupied. While insurance won’t prevent a squatter, it can protect you financially if the worst happens. Also, set aside an emergency fund for legal expenses or the “cash for keys” bribes you might decide to offer (ironically, some owners choose to pay squatters to leave because it’s faster, as we saw with one Baltimore County man who paid $7,500 to squatters). It’s good to be financially prepared for these possibilities in the current climate.
Stay Informed and Involved: Laws can change, and squatter tactics will evolve. Keep yourself educated on Maryland landlord-tenant law updates – for instance, by subscribing to DK Law’s newsletter or attending our webinars. Connect with local landlord associations or online forums (like the Maryland Investor Network) where people share experiences and tips. Sometimes, knowing about a new scam going around can help you avoid falling victim to it. By staying in the loop, you can adjust your strategies proactively. For example, if a new law makes it easier to remove squatters faster, you’ll want to know and make use of it. If a new scam involves fake landlords renting out homes they don’t own (another scheme we’ve seen), you can preempt it by posting “Not for Rent” signs on vacant properties or alerting neighbors.
Finally, consider having a relationship with a real estate attorney (like us at DK Law) before anything happens. It’s much easier to pick up the phone and get quick advice when you already know who to call. We can also periodically review your lease agreements or security measures to suggest improvements. Think of it as a long-term partnership to protect your investments.
Maryland’s rise in professional squatters is a serious challenge for landlords, but with awareness and preparation, you can defend your properties and minimize the risks. The key takeaways are: be proactive in securing and monitoring your homes, know the law and don’t break it, and get professional help when you need it. The situation might feel overwhelming, but you are not powerless – there are legal tools and support available.
If you’re facing a squatter issue right now, or if you simply want to bolster your defenses, reach out to DK Law. We’re here to answer your questions and help solve these problems effectively. Download our Landlord Protection Guide for immediate tips and join our upcoming webinar to learn more. By taking action and staying informed, you can stay one step ahead of the squatters and keep your Maryland properties secure.
Protecting your rights as a homeowner is possible – and we’re on your side to make sure professional squatters don’t turn your American Dream into a nightmare.
Sources:
Nawrocki, Ryan. Maryland House Bill 202 & Squatter Concerns. Quote: “They often have fake documents that are more professional looking than a real lease causing them to be treated like tenants not squatters...”patch.com.
Maryland Patch News. “Squatters In Baltimore County Home Inspire Bill Seeking Reform”. Highlights Maryland’s squatter problem and proposed increased penalties patch.compatch.com.
Maryland People’s Law Library. “House Guest or Squatter Refuses to Leave”. Explains that landlords must file a wrongful detainer to remove squatters through the courtpeoples-law.org.
DoorLoop Landlord Guide. Maryland Squatters’ Rights & Laws. Emphasizes that self-eviction is illegal – landlords cannot remove squatters or cut utilities without a court orderdoorloop.comdoorloop.com. Warns that squatters can sue owners if they try (e.g., shutting off utilities or changing locks)doorloop.com. Also notes that adverse possession in MD requires 20 years of occupancy doorloop.com (so squatters can’t gain ownership easily, but they can cause trouble short-term).
WJZ-TV (CBS Baltimore). Investigative report on squatters (David Bran’s case). A couple’s home was occupied by squatters with a forged lease; police couldn’t remove them immediately. The owner ultimately paid the squatters to leave (“cash for keys” scenario) after squatters allegedly threatened to damage the propertycbsnews.com. This case spurred public calls for reform and illustrates the danger of confrontations and the extortionate tactics squatters use.