Squatters Breaking into my empty 4 plex...

[Jared Smith]

I am trying to get contractors over to start a rehab on my 4 plex. However now 2 weeks in a row, I have squatters breaking in through windows and kicking in doors. My property manager has boarded it up but I am wondering what others would do in this situation of trying to get it rehabbed without having more issues like this?

[Patricia Steiner]

Fun, huh?  Unfortunately it happens often.  Here's some of the things that have been done in my market:

1. Post Video Cameras In Use on each side and entry to the property.  

2. Post No Trespassing Signs on each corner of the property. In my market, without this notice posted on all four corners of the property, police will not remove/charge any person from the property.

3.  File a No Trespassing Warning with the municipality. Some cities allow landlords to give police full authority to act on their behalf in removing people from the premises. The notice is posted on the building (yes, it's a lot of signs) so that those entering know that the police can break down the door to remove them if needed.

4.  Put up cameras.

5.  Install a spot light that lights up the place so there's no where to hide.

6.  I've hired a security guard to sit at the property for a few nights; even hired a police car (empty) to sit at the property.

Our local builders have done all of this and more. It's now a common practice not to provide a refrigerator on new builds - or only install it after closing - due to the theft issue.

Hope this helps.  May the force be with you...