Picture this: you walk up to your property and notice something’s off. Maybe there are lights on when there shouldn’t be, or you see furniture through the windows that isn’t yours. Your heart sinks as you realize strangers are living in your house without permission. If you’re tired of being a landlord or just trying to sell your property, this discovery can feel like a complete nightmare.
Trust us, you’re not alone in this mess, and you’re definitely not powerless. This happens to more property owners than you’d think, and there are real ways to handle it.
We’re going to walk you through everything you need to know about dealing with squatters in Texas – from understanding what rights they actually have (spoiler: not as many as you might fear) to getting them out legally. We’ll also talk about what to do if you’re at the point where you just want to wash your hands of the whole situation and move on with your life.
What Are Squatters’ Rights in Texas?
Let’s start with the basics. Does Texas have squatter’s rights? Yes, but they’re much weaker than in other states, which is good news for property owners like you.
Squatter’s rights come from old laws that were meant to prevent people from being kicked out of a property without warning. Think of it as a “you can’t just change the locks and throw someone’s stuff on the curb” protection.
Here’s what makes Texas different from places like California or New York: our state treats most unauthorized people as trespassers for the first 30 days. This means you have way more power as a property owner compared to other states, where squatters get protection almost immediately.
The 30-Day Rule: When Everything Changes
In Texas, there’s a magic number: 30 days. Here’s how it breaks down:
- First 30 days: These people are just trespassers (police can sometimes remove them right away)
- After 30 days, they might get some squatter protections under Texas law
- After 10 years: They could potentially try to claim your property (but this almost never happens)
This timeline matters because it affects whether the police can help and what your legal options are.
Understanding Texas Squatter’s Rights Laws
Squatter’s rights in Texas work through something called “adverse possession laws.” Basically, for someone to eventually steal your property legally, they’d have to jump through five major hoops:
What It Takes to Claim Your Property (Spoiler: It’s Really Hard)
- Living there without permission – They can’t have your okay to be there
- Being the only ones there, can’t share the space with other squatters
- Not hiding it – They have to live there openly, not sneak around
- Actually staying there – They can’t just visit occasionally
- Doing it for 10 straight years – No breaks, no vacations from squatting
Here’s the reality: almost no squatter situations ever reach this point because property owners take action way before 10 years pass. Most of the time, squatters are gone within weeks or months.
How to Get Rid of Squatters: Your Step-by-Step Game Plan
Now, for what you really want to know – how to get rid of squatters without breaking the law or making things worse for yourself.
Step 1: Take a Deep Breath and Start Documenting
We know you’re probably angry, frustrated, or maybe even scared. That’s totally normal. But before you do anything else, you need to stay calm and start building your case.
Here’s what to do right away:
- Take photos of the property and any signs that people are living there
- Write down when you first discovered them
- Keep track of any conversations (but don’t confront them alone)
- Don’t go inside the property uninvited – yes, even though it’s yours
Step 2: Call the Police (Even If They Can’t Do Much)
Can police remove squatters in Texas? Sometimes, especially in the first 30 days. Even if they can’t remove the squatters immediately, calling the police does two important things:
- Creates an official record that you discovered unauthorized people
- Sometimes, the police presence alone is enough to make squatters leave voluntarily
The police report you get will be super helpful if you end up in court later.
Step 3: Serve Them with Legal Notice
No matter how long they’ve been there, you need to give them official written notice to leave. This eviction notice for squatters isn’t just being polite – it’s the law.
Your notice needs to:
- Be written down (not just verbal)
- Give them a deadline to leave (usually 3-30 days)
- Be delivered the right way (posted on the door or handed to them directly)
- Follow Texas rules for eviction notices
Step 4: Take It to Court If They Don’t Leave
If they ignore your notice, you’ll file something called an “unlawful detainer” lawsuit. Don’t let the fancy name scare you – it’s just the official way to evict someone.
This court action:
- Officially starts the eviction process
- Gets you a court date to tell your side
- Can result in the sheriff physically removing the squatters
Step 5: Let Law Enforcement Handle the Removal
Once you win in court, the sheriff’s office can remove the squatters for you. This is the only legal way to physically force someone out after that 30-day mark.
Creative (But Legal) Ways to Encourage Squatters to Leave
While you absolutely must follow proper legal steps, there are some things you can do that might make squatters decide to leave on their own:
Make the Property Less Appealing
- Install bright security lights and cameras.
- Put up multiple “No Trespassing” signs
- Board up any broken windows or doors they might be using
Handle Utilities Carefully
You might wonder: can you turn off utilities on a squatter? This is tricky. While it seems logical, cutting utilities can actually get you in legal trouble for “self-help eviction.”
Instead, make sure the utilities aren’t in your name so you’re not paying their bills, but don’t cut them off as a way to force people out.
Get Professional Help
Sometimes it’s worth hiring:
- A lawyer who knows eviction law
- A property management company to handle everything
- Security guards to watch the property or install a security system
How to Prevent Squatters: Your Best Defense
The absolute best way to deal with squatters is to never let them get in. Here’s how to protect yourself:
Secure Any Empty Properties
- Change all the locks the day your tenants move out
- Install good deadbolts and window locks
- Set up motion lights (even solar ones work great)
- Put up security cameras (fake ones can work too)
- Install a security system or reset the codes to the current one
Check on Your Properties Regularly
- Visit at least once a week if you can
- Hire someone to check if you live far away
- Look for broken windows, doors, or other signs of break-ins
- Fix maintenance problems quickly (vacant and unmaintained property attracts squatters)
Make It Clear that the Property Is Watched
- Post “No Trespassing” signs where people can see them
- Warn your neighbors to be on the lookout for trespassers and ask them to notify you
- Replace signs when they get weathered or faded
What NOT to Do (Seriously, Don’t Do These Things)
These mistakes can get you in legal trouble or make your situation worse:
Don’t Try to Force Them Out Yourself
- Never change locks while people are inside
- Don’t cut off utilities to make them uncomfortable
- Don’t remove their stuff yourself
- Never threaten them or try to scare them away
Don’t Ignore the Problem and Hope It Goes Away
Time makes everything worse with squatters. The longer they stay, the stronger their legal position gets. Deal with it fast, but do it the right way.
Don’t Handle Complicated Situations Alone
If the squatters say they have a lease, claim they’ve been paying rent to someone, or threaten to sue you, get a lawyer immediately. Some situations are too complex to handle yourself.
What If You’re Just Done Dealing with All This?
Let’s be honest – sometimes you reach a point where you’re thinking, “Is now the time to sell my rental property?” because the stress isn’t worth it anymore. Maybe your tenants damaged your rental property, or you’re just exhausted from dealing with problem after problem.
If that sounds like you, know that you have options. Some cash home buyers in Texas specialize in exactly these situations. They understand that dealing with squatters, property damage, and legal hassles isn’t what you signed up for.
Your Options for Moving On
Option 1: Remove Squatters First.. This gets you the best sale price, but it takes time, money, and a lot of stress.
Option 2: Sell As-Is to Cash Buyers. Some companies will buy your property with squatters still in it and handle all the removal themselves. If you need to sell your house fast in Houston, there are buyers who understand these situations. The same goes for other major Texas cities – we buy houses in Dallas and other areas, taking the headache off your hands.
Option 3: Price It Low for a Quick Sale. If you go the traditional route, you’ll need to account for the squatter problem in your asking price.
Understanding Your Rights vs. Squatters’ Rights
Here’s what you need to remember: as the legal owner, you have real power in Texas.
You have the right to:
- Get your property back through proper legal steps
- Be compensated for any damage they caused
- Stop adverse possession by taking action
- Get help from law enforcement when it’s appropriate
Do squatters have rights in Texas? They have some, but they’re pretty limited, especially compared to other states.
When You Should Get a Lawyer
Don’t try to handle these situations alone:
- Squatters claim they have a lease or were paying rent
- They’ve been there more than 30 days
- They mention adverse possession or threaten to sue
- Multiple people or families are involved
- You’re not sure about local eviction rules
- The situation is affecting your mental health or family life
The Bottom Line: You’re Not Stuck in This Mess
Look, dealing with squatters is awful. It’s stressful, it’s scary, and it feels like your whole world just got turned upside down. But here’s the thing – squatter laws in Texas actually give you more power than you might think, especially if you act fast.
Here’s what you need to remember:
- You’ve got about 30 days where the law is really on your side
- Yes, you have to follow the legal steps, but they’re not impossible
- Write everything down and take pictures of everything
- If things get complicated, don’t try to be a hero – get help
- You always have the option to just sell and be done with it
Is squatting legal in Texas? Not really. Even though there are some old laws on the books, what these people are doing is still trespassing, especially in the first month. You have every right to get your house back.
But honestly? Sometimes the smartest move isn’t spending months fighting in court and losing sleep over this whole nightmare. If you just want to get a cash offer and move on with your life, there are people who buy houses in exactly these situations. They’ll take the squatter headache off your hands and let you start fresh. Life’s too short to let someone else’s bad choices ruin your peace of mind.