Best Way to Deal with Squatters/Break-In's

[Rob Carmody]

I own a home that has turned into an immediate problem child. 

There has been multiple break-in's at the property, some of which have been burglaries and some have been squatters. The individuals that broke in did the following:
    a. Pried open my back, wooden fence
    b. Removed/Stole my Electrical Meter + Base (thus turning off the electrical + Wi-Fi/Ring Security System)
    c. Broke down the doors and stole all of my mechanicals + material on-site (resulting in ~$30K worth of damage)

I just had a contractor walkthrough and talk to neighbors and apparently there is now a homeless man who has been sleeping upstairs (he wasn't present, however bedding was present). The neighbors also mentioned that "he is well known around the neighborhood for sleeping in vacant homes and has already burned down 3 of them." There was a squatter sleeping there a month ago one night, but the police were called on-site and arrested him. I am assuming this is the same person.

I am trying to sell the property as soon as possible, however securing the property seems like a MUST (regardless of whether I finish the renovation or sell as-is). What I don't want to do is piss off the squatter enough to where he doesn't leave OR burns the place to the ground. Additionally, if I successfully am able to secure the property (again, seems like this is a must) then should I just keep pushing through the renovation to try and break even on the flip?

Additionally, how should I work with my insurance company/police/contractors to prepare for the worst?

[Nathan Gesner]

There are two ways to remove a squatter: legal and illegal. The legal method is to file for an eviction and slog through the time-consuming court process. The illegal process is to show up and chase him off the property, secure it again, and use methods to prevent entry again (dogs, security system, signs, armed person sleeping on the property, etc.). If you show up and he's not on the property, place his belongings in the nearest dumpster and when he comes back for them, let him know where he can find them and that he won't be treated kindly if he steps on your property again. Criminals and homeless will typically move on to an easier target.

It is better to spend $1,000 - $2,000 to properly secure the property than to continually deal with these problems and expenses.