Discovering that someone is living in your property without permission can be one of the most stressful experiences for any homeowner. Whether it’s a vacant rental, an inherited house, or a property under renovation — squatters can create serious headaches, both legally and financially.
In California, evicting squatters isn’t as simple as changing the locks. The state’s tenant-friendly laws require landlords to follow formal eviction procedures, even when someone is there illegally. But the good news is, you can remove squatters legally and efficiently with the right steps.
For more background, see our full guide: What to Do If You Have Squatters in Los Angeles (And How to Get Them Out Legally).
What Counts as a “Squatter” in California?
A squatter is someone who occupies a property without the owner’s permission or legal right to be there. They’re different from tenants — squatters never had a lease agreement, and they don’t pay rent (at least not to you).
However, under California law, squatters have certain protections once they’ve been in a home for a while. After 30 days of occupancy, they may gain limited tenant rights, meaning you’ll need to go through the formal eviction process to remove them.
Step-by-Step — How to Evict Squatters in California
Step 1. Call the Police First
If you’ve just discovered squatters, start by calling local law enforcement. Sometimes, officers can remove them immediately if it’s clearly a trespassing situation — for example, if they’ve just entered or broken in.
If the squatters claim to be tenants or present fake rental agreements, the police may tell you to pursue a civil eviction instead. In that case, you’ll have to start formal legal proceedings.
Example: A homeowner in Inglewood found strangers living in her rental after the last tenant moved out. When the police arrived, the squatters presented a phony lease. Officers couldn’t remove them, so she had to file an unlawful detainer case instead.
Step 2. Serve a Formal Eviction Notice
Once it’s clear that you can’t remove squatters immediately, you must serve an eviction notice. In most cases, a 3-day notice to quit is appropriate — it tells the squatters they have three days to leave the property voluntarily.
If they don’t leave after the notice expires, you can move forward with filing an unlawful detainer lawsuit in court. Make sure to document the notice delivery (either personally or through a process server).
For official notice forms and guidance, see the California Courts’ Landlord/Tenant Self-Help Center.
Step 3. File an Unlawful Detainer Lawsuit
If the squatters refuse to leave, the next step is filing an unlawful detainer lawsuit with your local Superior Court. This is the legal process used to evict someone who’s occupying your property without right.
Once filed, the court will serve the squatters with a summons. They have five business days to respond. If they fail to do so, you can request a default judgment and a writ of possession — the document that authorizes the sheriff to remove them.
Example: A property owner in San Bernardino filed an unlawful detainer after squatters ignored her 3-day notice. The court granted her a writ of possession within 21 days, and the sheriff cleared the property a week later.
Step 4. Get a Writ of Possession
After winning your case, you’ll receive a writ of possession from the court. This order allows the county sheriff to physically remove the squatters from your property if they haven’t left voluntarily.
The sheriff typically posts a 5-day notice to vacate on the property, giving the squatters one last chance to move out. If they’re still there after five days, the sheriff will return and remove them, allowing you to regain possession.
Step 5. Secure and Clean the Property
Once the squatters are gone, change the locks immediately and secure all entry points. It’s also wise to remove any remaining personal property through proper channels — California law requires you to store it for a short period or dispose of it after notice.
Afterward, inspect for damage, pest infestations, or biohazards that may have occurred during occupancy. Many owners find it helpful to hire a professional cleaning or restoration company at this stage.
Example: A landlord in Palmdale regained her home after a 45-day eviction battle. The squatters left trash, broken furniture, and damaged flooring — cleanup alone cost $4,000. She later installed a security system to prevent future issues.
How Long Does It Take to Evict Squatters in California?
The timeline depends on how quickly the legal process moves. Here’s what most owners experience:
| Step | Average Timeline |
|---|---|
| Serve 3-Day Notice | 3–5 days |
| File Unlawful Detainer | 10–21 days |
| Court Hearing & Judgment | 2–4 weeks |
| Sheriff Lockout | 1–2 weeks |
In total, the average squatter eviction takes 4–8 weeks, depending on court backlogs and how quickly you act.
How to Prevent Squatters in the Future
- Secure Vacant Properties: Change locks, install cameras, and use motion-sensor lighting.
- Visit Regularly: Vacant homes attract squatters quickly — check in weekly if possible.
- Post “No Trespassing” Signs: Visible signage helps law enforcement act faster.
- Work With a Property Manager: If you’re out of state or busy, a local manager can monitor the property and act fast.
The California Department of Justice provides general guidance for landlords on protecting vacant properties and complying with legal obligations.
When Selling Might Be the Best Option
If your property is repeatedly targeted by squatters or has been left in poor condition, selling may be the most practical solution. Investors and cash buyers will often purchase properties as-is, even if they’ve been occupied by squatters.
Example: A family in Lancaster inherited a vacant property that had been taken over twice. After the second eviction, they decided to sell as-is to a cash buyer, closing in under two weeks and avoiding another costly legal fight.
If you’re in this situation, selling as-is can give you a clean slate — no repairs, no cleanup, and no more squatters to worry about.
Final Thoughts
Evicting squatters in California can be frustrating, but it’s absolutely possible with the right legal process. The key is to act quickly, follow proper notice procedures, and work through the courts rather than taking matters into your own hands.
If you’re tired of dealing with squatters or struggling to maintain a vacant property, it might be time to consider selling as-is. At Mrs. Property Solutions, we help homeowners regain peace of mind by purchasing unwanted properties fast — no repairs, no waiting, and no stress.
Reach out today to discuss your situation and explore your options.