How to Deal With Squatters in Pennsylvania & Maryland

Brent Khusid • February 27, 2023

Squatters can be a problem for any homeowner and while we wish that no one ever has to deal with squatters it's still important to know their rights, your rights, and the right ways to deal with the process of getting them out. Below we will outline how to do this specifically in Pennsylvania and Maryland.

What is Squatting & What are Squatters?

Squatting is the action of occupying an unoccupied area or building that the individual does not own or have any legal permission to occupy. Therefore, a squatter is a person who unlawfully occupies an uninhabited building or unused land. A squatter can almost be any individual that fits the above criteria, however, depending on who they are and their circumstances they could have rights that allow them to stay at the property.

Definitions

Adverse possession - a doctrine under which a person in possession of land owned by someone else may acquire valid title to it, so long as certain requirements are met, and the adverse possessor is in possession for a sufficient period of time, as defined by a statute of limitations.

Color of Title - refers to irregular ownership of a property and the absence of one or more legal documents from the claimant. Color of Title does not affect how long a person has had continuous possession; however, it can help a person prevail in court against an opposing claim.

Wrongful Detainer - the action used to evict houseguests, family members, friends, and/or squatters that refuse to leave a property after being asked.

Ejectment - name of a process issued by a party claiming land or other real estate, against one who is alleged to be unlawfully in possession of it.

How to Prevent Squatters

The best way to avoid directly dealing with squatters at your property is by taking active measures to ensure that they are unable to occupy it in the first place. The following is a list of some of the things you can do as an owner:

Visit the property on a regular basis
Install a security system as soon as your property becomes vacant
Put up "No Trespassing" or "Private Property" signs around the property
Make sure windows and doors have secure locks
Serve a written notice to the squatter as soon as you are notified by their presence
Offer them to sign a rental agreement to avoid having to go through an ejectment or wrongful detainer

Squatters Rights in Pennsylvania & Maryland

Continuous Occupation - A squatter must stay for a certain continuous duration of time to be eligible to file an adverse possession claim. In Pennsylvania, a squatter will need to have occupied the property for at least 21 years (20 years in Maryland) to file a claim. This entire period must also be uninterrupted. The squatter must not have abandoned the property during those 21 years. Even leaving for a week can render their adverse possession claim null and void.
Actual Possession - The squatter must have a physical presence on the property. In addition, they must also treat the property as if they were the actual owner. The squatter can establish actual possession by documenting certain efforts including performing regular maintenance, cleaning up the property, and making beautification efforts.
Open & Notorious - The squatter must also make their occupation obvious to anyone including neighbors and even the actual property owner. If a squatter tries to hide their occupation of the property, their adverse possession claim would fail.
Exclusive Possession - The squatter seeking to own the property through adverse means must also prove ‘exclusive possession’. Exclusive possession means that they must be the only occupants of the property.
Hostile Claim - Simple Occupation – This defines ‘hostile’ as mere property occupation. The squatter occupying the property may or may not know who the land belongs to. Awareness of Trespassing – According to this definition, the squatter is assumed to know that their actions amount to trespassing. In other words, they must know that they don’t have a legal right to occupy the property. Good Faith Mistake – Only a handful of states follow this definition. Here, the trespasser is assumed to have made a good faith mistake by occupying the property. The deed in their possession may in this case be invalid or incorrect without them knowing it.

How to Remove Squatters in Pennsylvania & Maryland

In Pennsylvania the process of getting out squatters is called an ejectment while in Maryland it is called wrongful detainer. Even though the names are different the process is essentially the same for both states. In total it takes around $3,500 to file this claim but the whole process can cost anywhere from $3,000 - $10,000 (depending on the costs of the following requirements. A hearing would only occur if the squatters contest the claim that you file. They would need to be able to show proof of everything outlined in the "Squatters Rights" section to be able to present a decent case. Once everything goes through and the lockout is scheduled there needs to be a representative at the property (owner or someone on behalf of the owner), Sherriff, locksmith, as well as a moving company or other party that is able to move all of the squatters items into a storage unit. The storage unit must be bought for 30 days after the day of the lockout from which the squatters need to schedule a time to pick their stuff up from it. Once the 30 days have passed you are allowed to discard of their things.

Final Notes

While the above certainly gives you a good outline on what squatters are, what their rights are, and the process of removing them from your property, make sure to seek advice before dealing with a squatting situation on your own. Sometimes there is more to a situation than you can see on the surface so it is important to seek legal advice and/or professional help when dealing with a squatting situation. Moreover, having a property management company such as ANCHOR Realty can be a huge help in terms of preventing a squatting situation or remedying it if it occurs due to our specialized teams and past experiences. Contact ANCHOR today to get help with your situation or to see if we are the right property manager for you!

Citations

Bitton, D. (2023, February 13). Maryland squatter's Rights & Adverse Possession Laws. Property Management Blog by DoorLoop. Retrieved February 27, 2023, from https://www.doorloop.com/laws/maryland-squatters-rights#:~:text=A%20squatter%20must%20inhabit%20your,legal%20ownership%20of%20the%20area.

DeSantis, C. (2022, February 21). Squatter's rights Pennsylvania - A Guide to PA Adverse Possession Laws. DeSantis Property Management in Pittsburgh. Retrieved February 27, 2023, from https://desantispropertymanagement.com/pennsylvania-squatters-rights/#:~:text=In%20Pennsylvania%2C%20a%20squatter%20will,possession%20claim%20null%20and%20void.

Evictions , M. (2022, September 6). Wrongful detainer. MEO Services. Retrieved February 27, 2023, from https://marylandevictionsonline.com/wrongful-detainer/

University , C. (2022, June). Adverse possession. Legal Information Institute. Retrieved February 27, 2023, from https://www.law.cornell.edu/wex/adverse_possession

Wood, S. (2022, November 2). Do squatters' rights still exist? Able Investigations. Retrieved February 27, 2023, from https://ableinvestigations.com/do-squatters-rights-still-exist/

< Older Post Newer Post >

Weatherizing Your Home For The Summer

By Brent Khusid • April 30, 2024

Weatherizing Your Property for a Cool Summer: Tips for Northern Homeowners As the warmth of summer approaches, it’s time for Northern homeowners to prepare their properties for the seasonal shift. While most people associate weatherizing with winter, it’s equally important to ensure your home stays comfortable and energy-efficient during the hot summer months. From sealing air leaks to optimizing insulation, here are some essential tips for weatherizing your property in the North for a cool and pleasant summer. Seal Air Leaks: Air leaks not only let cool air escape but also allow warm, humid air to enter your home, making your cooling system work harder. Inspect windows, doors, and any other openings for cracks and gaps. Caulk or weatherstrip these areas to prevent air leakage and improve energy efficiency. Insulate Attics and Basements: Proper insulation is key to maintaining a comfortable indoor temperature year-round. In the summer, insulation helps keep cool air inside and prevents hot outdoor air from seeping in. Ensure that your attic and basement are adequately insulated to minimize heat transfer. Install Energy-Efficient Windows: Windows are significant contributors to heat gain in homes. Consider upgrading to energy-efficient windows that are designed to reduce heat transfer and block harmful UV rays. Additionally, installing window treatments such as blinds or curtains can further enhance energy efficiency by providing shade and insulation. Use Fans Strategically: Ceiling fans and portable fans are cost-effective ways to improve air circulation and create a cooling breeze indoors. In the summer, set your ceiling fans to rotate counterclockwise to push cool air downward. Use portable fans to direct airflow toward occupied areas, allowing you to raise the thermostat temperature without sacrificing comfort. Maintain Your Cooling System: Before the summer heat sets in, schedule a professional inspection and maintenance service for your air conditioning system. Clean or replace air filters regularly to ensure optimal airflow and efficiency. Consider upgrading to a programmable thermostat to regulate indoor temperatures and save energy when you’re away from home. Shade Your Home’s Exterior: External shading can significantly reduce solar heat gain and lower indoor temperatures. Planting trees strategically around your property can provide natural shade and enhance curb appeal. Installing awnings, pergolas, or trellises over windows and outdoor living spaces can also block direct sunlight and keep your home cooler. Use Reflective Roofing Materials: If you’re due for a roof replacement or renovation, consider opting for reflective roofing materials. Light-colored roofs or those coated with reflective coatings can reflect sunlight away from your home, reducing heat absorption and lowering indoor temperatures. Minimize Heat Sources: Appliances and electronics generate heat when in use, contributing to the overall thermal load in your home. Minimize heat gain by using energy-efficient appliances, turning off unnecessary electronics, and avoiding activities that generate excess heat during the hottest parts of the day. Seal Ductwork: Leaky ducts can result in significant energy losses and reduce the effectiveness of your cooling system. Inspect your ductwork for leaks, gaps, or disconnected joints, and seal them using mastic sealant or metal tape. Properly sealed ducts ensure that cooled air reaches its intended destination efficiently. Schedule a Home Energy Audit: Consider scheduling a professional home energy audit to identify areas for improvement and prioritize energy-saving upgrades. An energy audit can help you pinpoint inefficiencies in your home’s thermal envelope and HVAC system, allowing you to make informed decisions about weatherization and energy conservation measures. By taking proactive steps to weatherize your property for the summer, Northern homeowners can enjoy a cooler, more comfortable indoor environment while reducing energy consumption and utility costs. Whether you’re sealing air leaks, upgrading insulation, or optimizing your cooling system, investing in weatherization now can pay dividends in energy savings and home comfort for years to come. So, gear up for a cool and enjoyable summer by preparing your home to beat the heat!

How to Make Your Rental Stand Out for the Spring and Summer

By Brent Khusid • March 29, 2024

5 Ways to Make Your Property Stand Out as Spring and Summer Approach As the temperatures rise and nature begins to bloom, it’s the perfect time to elevate the appeal of your property. Whether you're preparing to sell, rent, or simply want to enjoy a refreshed atmosphere, spring and summer offer fantastic opportunities to enhance your property's allure. Here are five effective ways to make your property stand out as the vibrant seasons approach: 1. Enhance Curb Appeal The exterior of your property is the first thing visitors notice, so it's crucial to make a stellar first impression. Start by tidying up the landscaping: mow the lawn, trim bushes and hedges, and add fresh mulch to flower beds. Plant colorful flowers that thrive in the warmer weather to add pops of color and charm. Additionally, consider giving your front door a fresh coat of paint or adding stylish house numbers and outdoor lighting fixtures to create an inviting entrance. 2. Create Outdoor Living Spaces Take advantage of the warmer weather by creating outdoor living spaces that encourage relaxation and entertainment. Whether you have a spacious backyard or a cozy balcony, investing in comfortable outdoor furniture, such as lounge chairs, dining sets, or hammocks, can transform your outdoor area into a retreat. Add finishing touches like outdoor rugs, throw pillows, and potted plants to create a welcoming ambiance where residents and guests can unwind and enjoy the sunshine. 3. Add Seasonal Décor Embrace the spirit of the season by incorporating seasonal décor into your property's interior and exterior spaces. Swap out heavy winter textiles for lighter fabrics and bright, cheerful colors that reflect the energy of spring and summer. Consider placing vases of freshly cut flowers throughout your home, displaying vibrant artwork, or updating throw pillows and bedding with floral patterns or tropical motifs. Outside, hang festive banners, string lights, or place potted plants and hanging baskets to add a touch of seasonal charm. 4. Upgrade Outdoor Amenities Make your property a desirable destination by upgrading outdoor amenities that cater to warm-weather activities. Install a barbecue grill or outdoor kitchen area for al fresco dining experiences, set up a fire pit or outdoor fireplace for cozy gatherings on cool evenings, or add a swimming pool or hot tub for refreshing dips and relaxation. Providing these outdoor amenities not only enhances the enjoyment of your property but also increases its appeal to potential buyers or renters seeking a resort-like lifestyle. 5. Highlight Natural Light Maximize the influx of natural light that comes with the longer days of spring and summer by showcasing your property's windows and outdoor views. Remove heavy drapes or curtains and opt for sheer or lightweight window treatments that allow sunlight to filter in while maintaining privacy. Rearrange furniture to capitalize on natural light sources and create bright, airy spaces that feel open and inviting. Additionally, consider adding mirrors strategically to reflect light and make rooms appear larger and more spacious. By implementing these strategies, you can make your property stand out as spring and summer approach, creating an inviting and appealing environment for residents and guests alike. Whether you're looking to sell, rent, or simply enjoy your home to the fullest, embracing the vibrancy of the seasons will enhance the beauty and functionality of your property. So, seize the opportunity to refresh your surroundings and make the most of the warmer months ahead!

Unveiling Pittsburgh's Real Estate Market

By Brent Khusid • February 29, 2024

As Pittsburgh, Pennsylvania, undergoes a renaissance, its real estate market stands as a beacon of opportunity for investors seeking long-term returns and stability. In this article, we delve into the dynamics of Pittsburgh's real estate market and outline the best strategies for investing in this burgeoning city.