Tenant in apartment moved out and, allowed another family to move in without Landlord OK, without a lease and without the means to pay rent

Now, contemplating squatter ejectment, tenant eviction or Cash for Keys. Favoring Cash for Keys as a first attempt

Any thoughts or experience appreciated

How long ago did the other move out and the new ones move in? And have you accepted any rent payments from the new ones? (I.e. have they been there for a few months and now you're looking to evict because they can't afford the rent? Or did you just discover that they were in there a few days ago and had no idea beforehand?)

- John...

I've dealt with these with face to face talks. Basically, "you have no right to be here. You've

Got 24 hours to get out or I'm coming back with the police."

Let them call your bluff.

I'd evict them all. All on public record. Id not waste time waiting they are not good for their word. However the bluff sounds good. Go there today. Tell them to get out by tomorrow go back where they came from and you'll stop by monday on your way to the court house to file. If they are gone... We just part ways. Never happened. Otherwise Monday morning file previous tenants name and Et all.

I had the same thing happen to me. A long term tenant with roommates moved out, then the mother of a roommate moved in -- a professional squatter.

This squatter had two previous evictions in our local court. She was even evicted by her own 70 year old mother -- and took over 2 years to evict.

First thing this squatter did, had the utilities turned off. Then she reported me to "The County Health Department" and "The City Housing Department". The City Attorney along with the Health and Housing Department ordered the following:

a) The owner is in violation allowing someone to live in their property without running water, hot water, electricity and heat.

b) I was ordered to give the squatter a lease so she could turn on the utilities in her name.

c) I was ordered to pay a $500 fine, per month.

I had filed a police report on the squatter. I had filed an eviction case against the squatter and had my bonded process server deliver the eviction action to the squatter. I had found the squatter had $82,000 in a brokerage account. None of this mattered to the "government". So I had to file charges against the agencies that wouldn't listen.

In a hearing I proved:

a) the squatter was not a tenant.

b) the squatter had means, $82,000.

c) the squatter had the utilities turned off. I had the Utility Employee testify that he would give the squatter two weeks to turn over the utilities in her name but she said, "Why should I pay anything when I can get the landlord to pay for me"?

d) the squatter was a professional squatter and lived over 3 years rent free in other properties, including her mothers rental.

e) the law states that if the tenant/squatter is responsible for a Health or Housing violation, then the violation shall be issued to both the landlord and squatter and each shall pay half. They only issued me a violation and HAD TO RE-ISSUE THE VIOLATION and close the old case and start a new one.

f) Then when I didn't pay my half of the violation they wanted to put me in jail. But again they made no effort to collect money from the squatter saying the never can collect form a squatter with no job or means. I had to remind them of her $82,000 broker investment account.

g) Then the City Attorney said that if I don't provide water, power and gas, he would file a case against me and issue an arrest warrant.

My attorney, who had evicted over 175,000 people in California screwed up because the squatter knew what she was doing and my case took longer to get her out.

I have owned over 100 rentals in my career. That's dealing with over 1000 tenants. Have had to evict under many circumstances including "cash for keys". When appropriate, its a good way to get tenants out -- cash for keys.

The one thing I always do is:

1) Post a 24 hour notice to enter the property

2) Take digital pictures of the property every few days via the 24 hour notice to enter.

3) Have a witness come with me one time each week.

4) Let the tenant/squatter know that I have documented the condition of the property and I have pictures of them living there. Any damage will be reported to the Police as vandalism, a actionable offense and crime that demands jail time.

5) I often call the police and have them do a walk through when the squatter or tenant starts to remove items like lights or faucets. Theft.

We had a similar situation -- mom had moved in with new BF and "gave" the apartment to her son and his friend. This may have gone on for a month or two because the rent check arrived from Mom. The plot was exposed when my husband was at the building doing landscaping and someone asked him were "Joey" lived. My husband said there was no Joey in the building. The visitor argued with my husband, called Joey on his cell phone -- and guess who popped out of Apt C?

We acted like we needed to have the kids fill out applications. They did, we screened, and the apps were clearly lies -- they claimed Joey was the manager of the son, and they both made $1000 a month. Joey had a two CURRENT drug offenses, and was not paying his fines or court costs. Joey was going to jail. The son was an aspiring rock star going on the "Legalize Murder" rock tour. (Not a joke -- search this on Facebook). Guess what -- they did not meet our criteria. We sent a denial notice to both the boys and mom. The gig was up, they left and we billed Mom's SD for the damage.

Awww, poor Joey.

Scott,

Me? Just like NE and Ken.

It's primary election season in Indiana and the sheriff's job is up for grabs. I'd ask him kindly for a knock on this door and chat with the illegal squatters. He's looking for votes.

PS

THIS is why I go the yearly political dinners and bid on their charity fundraiser cakes.

My $350 cake donation shows them I am on their team (they are because they are too broke to bid!) and gets a answer when I call.

Post 24 hour notice to enter the unit. Post it under the name of the former tenant AND the unit must be cleaned out of all furniture and debris anything remaining once Landlord enters will be set out at the curb for pick up by garbage hauler. Any and all vandalism and theft will be reported on the POLICE CRIMINAL REPORT and legal prosecution will occur. The POLICE or SHERIFF will be present in 24 HOURS !

POST the 24 Hour Notice front and back doors AND post NO TRESPASSING signs on the doors, too.

Vandalism is occurring in on my property at 123 main St in city...

Also who's name is the utilities in and are the utilities shut off.

Plus buy a taser gun and pepper spray. For use on humans and dogs plus other animals too.