Squatter-Removal Services Are on the Rise—and Sometimes They Involve Swords

If you discover someone living in your property without permission, things can get stressful and complicated pretty quickly. 

While there is little research about the scale of the issue across the country, states like Georgia, Florida, and Texas recently had more squatters than other U.S. metropolitan areas, according to a 2024 survey by the National Rental Home Council (NRHC). The survey found there were an estimated 475 homes that had been occupied by squatters in the Dallas-Fort Worth area alone.

That’s why squatter-removal services have started popping more and more. These services range from on-call mediators to these services in the San Francisco area, advertised by James Jacobs, who can help you evict unauthorized tenants and regain control of your property by using a Samurai sword with a trainer blade to scare away squatters.

While Jacobs claims he has a 95% success rate, the truth is that brusque squatter-removal services aren't always a good idea, according to leading legal experts. In fact, they can be more trouble than they are worth.

Why the surge in squatter-removal services

Housing shortages, rising rent prices, and vacant properties have all played a part in the rise in squatters over the past few years.

But it isn't just an issue of unwanted guests moving into your property; the legal eviction process can be slow and emotionally draining for property owners. In a lot of jurisdictions, once someone establishes even a minimal claim of occupancy, removing them requires formal notice, court filings, and usually months of delay. 

That's why "squatter removal services" are initially appealing. On the surface, they bypass a lot of red tape.

“When someone comes along promising a fast fix with no lawyers, no courts, their services  can be very tempting,” says Stephen Lockard, litigation attorney at J&Y Law in Los Angeles. 

Squatter-removal services vs. the legal route

Squatter-removal services operate in a legal gray area.

“They’ll claim to verify illegal occupancy and apply ‘pressure’ to convince squatters to leave, but that pressure could be interpreted as harassment, intimidation, or even unlawful eviction,” explains Lockard. 

The pressure often involves aggressive actions to intimidate the squatters to get out on their own, like turning off electricity and water, locking them out, or being physically present in a way that ultimately makes them uncomfortable. 

The legal avenue, while often slow and frustrating, exists to protect everyone’s rights. It creates a clear record of exactly what happened—something squatter-removal services don’t usually provide.

“Skipping legal eviction may feel efficient in the short term, but it exposes homeowners to serious civil and even criminal liability if something goes wrong,” adds Lockard.

What to expect from the legal eviction process

While the legal eviction process varies by state, it’s fairly similar across the country and dependent on the type of squatter involved. 

Someone who moves into a vacant property without permission may be called a squatter but is usually a trespasser or unlawful occupant.

“Those cases may move more quickly because the person never had a legal right to be there,” says Lockard.

By contrast, someone who originally had permission to live in the property and refuses to leave is also known as a squatter but considered a holdover tenant, and must be evicted formally through the courts.

Tyler Howell, CEO of Whole Property Management in Denver, explains how the formal eviction process is done in Colorado. 

“Before you can apply a late fee, rent must be at least a week late. If the tenant has not paid at that point, you can give them a 10-day demand notice, which states they have 10 days to make the payment. You’ll need to deliver this notice to them in person for two consecutive days,” says Howell.

If the tenant doesn’t answer on day two, you can post the notice on the door. At the end of the 10-day period, you may file the complaint in court at which point it will likely take another few months before the case is resolved. 

While the tenant will be given time to respond to the lawsuit and a hearing will be scheduled, Howell explains that most tenants don’t show up to the hearing. When this happens, the court will usually rule in your favor as the landlord. 

Even after the court issues a writ of restitution, which is a legal order allowing you to take back the property, expect to wait a few weeks for the sheriff to come and give you repossession of your property.

How to handle squatters on your property 

In the event you notice squatters on your property, call a lawyer as soon as possible. Then, document everything with photos, video, and timestamps.

“Don’t confront the people inside. That almost always makes things worse. If there’s clear evidence of a break-in, you can file a police report, but if the people claim any right to be there, police will likely back off and tell you it’s a civil matter,” explains Lockard.

If it does seem to be a civil case, you’ll need to distribute the formal notice. Should the occupant refuse to leave, the court will jump in and direct the sheriff to remove the squatter, assuming they agree with your claim.

“Play it safe. Leave the removal to the sheriff, not yourself or someone you hired off the internet,” advises Lockard.