Dealing with Squatters in Metro Detroit

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Dealing with Squatters in Metro Detroit

Olivia Davis
Real Estate Agent · Detroit, MI · Member since 2019 · 6 posts · 1 vote

Does anyone have experience or advice on dealing with Squatters, specifically in the Metro Detroit area? I have a property in Inkster that we fixed up and were preparing to sell when someone stole the lockbox and moved in! We lost our buyer due to the delay and were forced to file a Notice to Quit and it looks like we will have to go through the entire eviction process to recover possession. We tried telling them to leave, asking them nicely, and even offering a settlement but no luck. Just wondering if anyone else has had this experience and can offer me better or faster ways to handle this kind of situation in the future. Thanks!!

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Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
7y

Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    7y

    @Olivia Davis When dealing with squatters, I don't recommend "asking them nicely" or otherwise negotiating with them. You could offer to pay them to leave but that's rewarding bad behavior and what's to stop them from moving back in or telling their buddies about the sucker that pays for crime? They know they're breaking the law and they don't care.

    Hire an attorney immediately and start the process.

    If I were king, people like this would be wrapped in duct tape, slightly beaten, branded, and dumped outside city limits.

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    11Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    7y

    Hi Olivia,

    What about having the Police arrest them for breaking and entering and trespass.

    Good Luck!

    2Reply
  • Andrew Cornstubble
    Rental Property Investor · Sedan, KS · Member since 2016 · 125 posts · 92 votes
    7y

    @Nathan G. Sounds alright to me! Being that close to Detroit you could probably get an eviction done for a couple hundred bucks and no paperwork. I think the law may frown on that though.

    1Reply
  • Dennis M.
    Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
    7y

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

    11Reply
  • Patricia N.
    Member since 2019 · 20 posts · 19 votes
    7y

    Do they have a fake lease? If they have fake paperwork the cops usually wont touch it. If they have no paperwork sometimes you can prepare all yours and get the cops to come out there with you. Usually you have to talk to the police several times for them to do this though. Start the court process either way. 

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  • Shane H.
    Investor · Spokane Valley, WA · Member since 2014 · 175 posts · 94 votes
    7y
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     HAHA i'd be very interested to hear if anyone has done this before and if so how it worked out.

    1Reply
  • Kimberly S.
    Real Estate Agent · Los Angeles, CA · Member since 2019 · 30 posts · 14 votes
    7y

    @Olivia Davis I’m interesting in hearing how you solve this. I’m working on some rental deals in Detroit. I would think the solution would be as easy as calling the police to remove trespassers but obviously not. Why is that not the case?? If someone’s breaking into the house you own why can the police forcibly remove them??

    Thanks for bringing this up. Let me know how this ends up.

    1Reply
  • Kimberly S.
    Real Estate Agent · Los Angeles, CA · Member since 2019 · 30 posts · 14 votes
    7y

    @Kimberly Schaid *why can’t

    0Reply
  • Olivia Davis
    OP
    Real Estate Agent · Detroit, MI · Member since 2019 · 6 posts · 1 vote
    7y

    @Nathan Gesner you are 100% right and this will definitely be my first and last time trying to actually talk to or work with these kinds of people. I did start the eviction process almost a month ago now so the notice will expire next week and I can move forward with the summons and complaint. I do plan to add damages to my complaint for unpaid rent, my lost buyer, court costs, etc. but who knows how that will pan out.

    @Scott Mac and @Patricia N. my very first move was to call the police but they wouldn't even come out! They do not have any paperwork, fake or otherwise, and squatters have "rights" similar to tenants here in MI so I was referred to the courts who advised me to start the eviction process. I did speak with a district attorney who gave me some info on what she would need to press charges after the fact but that obviously doesn't move anything along any quicker for me.

    @Dennis M. this is by far the most creative solution I have heard and I have talked to everyone I know in real estate about this issue so kudos to you for thinking outside the box! It would have been nice if I'd thought of this before filing the notice because I'm sure I've created some kind of proof that they are living there now and don't want to risk getting caught in my own mess. 

    @Kimberly S. it depends what city you're in. I've had Detroit police help me with several tenant related issues before that they are not technically supposed to get involved in including removing tenants after the eviction notice expires (because they sometimes move back in) and getting rid of squatters. Inkster seems to be set on their view of the tenant laws and force owners to have squatters evicted. I will keep you posted!

    Thanks for your help everyone!

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  • Dennis M.
    Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
    7y

    I cannot take credit for that strategy . Thomas S. Posted that numerous times and I told myself I like it so well I’d try it if I ever needed to do it . I figured it was pretty good  Idea 

    1Reply
  • Lee Bell
    Real Estate Appraiser · Isabella lake, CA · Member since 2018 · 628 posts · 491 votes
    7y

    I like Dennis M / Thomas S idea in a sneaky way.

    Fight fire with fire.

    0Reply
  • John Barrows
    Real Estate Broker · Auburn, WA · Member since 2015 · 151 posts · 106 votes
    7y

    @Olivia Davis what are your local laws pertaining to squatting? Find that out first then proceed from there.

    If you just bought this property PUT INSURANCE ON THIS HOUSE NOW! Then proceed....

    0Reply
  • David Towers
    Member since 2019 · 1 post · 0 votes
    7y

    I bought a duplex a little over a year ago and live in one side and rent the other. My tenants take care of the place and pay on time. They are on month to month after the lease was up from previous owner. They are paying $200 under market value. What is a good way to raise rent and have them sign new 1 year lease?

    0Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     although good way to get shot as well 

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  • Dennis M.
    Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
    7y
    Originally posted by @Jay Hinrichs:
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     although good way to get shot as well 

     Agreed lol 

    0Reply
  • Patricia N.
    Member since 2019 · 20 posts · 19 votes
    7y

    Hey! So just a heads up many precincts will actually work with you as long as they dont have a fake lease. I am speaking from personal experience here. A lot of it depends on the people who are there. If its a bunch of young men who are selling drugs or something it bolsters your case. There are multiple news outlets who REALLY like these kinds of stories (a quick google will help you there) and you can call them up. They will do a ride along with you and then you call the cops when they are there. But either way - yes you have to start the court process. Just saying there are a few more creative outlets to take. 

    1Reply
  • Patricia N.
    Member since 2019 · 20 posts · 19 votes
    7y
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     This is a really great way to get yourself sued!

    0Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Dennis M.:

    I cannot take credit for that strategy . Thomas S. Posted that numerous times and I told myself I like it so well I’d try it if I ever needed to do it . I figured it was pretty good  Idea 

     Thomas seems to be MIA recently.. I enjoy his equity is dead money posts.. and my posts were leverage is dangerous LOL

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  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Patricia N.:
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     This is a really great way to get yourself sued!

     Sued by who Patricia ?  who is going to sue you the rightful owner. 

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    0Reply
  • Patricia N.
    Member since 2019 · 20 posts · 19 votes
    7y
    Originally posted by @Jay Hinrichs:
    Originally posted by @Patricia N.:
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     This is a really great way to get yourself sued!

     Sued by who Patricia ?  who is going to sue you the rightful owner. 

     This would 100% be considered an illegal eviction in Detroit. Agree or not its just how it is. 

    1Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Patricia N.:
    Originally posted by @Jay Hinrichs:
    Originally posted by @Patricia N.:
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     This is a really great way to get yourself sued!

     Sued by who Patricia ?  who is going to sue you the rightful owner. 

     This would 100% be considered an illegal eviction in Detroit. Agree or not its just how it is. 

    I get that part  I just think that as an owner the chance of a squatter suing you would be slim..  

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  • Patricia N.
    Member since 2019 · 20 posts · 19 votes
    7y
    Originally posted by @Jay Hinrichs:
    Originally posted by @Patricia N.:
    Originally posted by @Jay Hinrichs:
    Originally posted by @Patricia N.:
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     This is a really great way to get yourself sued!

     Sued by who Patricia ?  who is going to sue you the rightful owner. 

     This would 100% be considered an illegal eviction in Detroit. Agree or not its just how it is. 

    I get that part  I just think that as an owner the chance of a squatter suing you would be slim..  

     Welcome to the Detroit court system! Surprise! 

    0Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Patricia N.:
    Originally posted by @Jay Hinrichs:
    Originally posted by @Patricia N.:
    Originally posted by @Jay Hinrichs:
    Originally posted by @Patricia N.:
    Originally posted by @Dennis M.:

    Wait for them to go into town then change locks and move into the property yourself . When the squatter comes back call the police and tell them there’s crazy people trying to get in your house . Show cops the proof you own it and they’ll  get the squatters to leave the area and may even arrest them  

     This is a really great way to get yourself sued!

     Sued by who Patricia ?  who is going to sue you the rightful owner. 

     This would 100% be considered an illegal eviction in Detroit. Agree or not its just how it is. 

    I get that part  I just think that as an owner the chance of a squatter suing you would be slim..  

     Welcome to the Detroit court system! Surprise! 

    Entitlement system maybe I guess.

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  • Olivia Davis
    OP
    Real Estate Agent · Detroit, MI · Member since 2019 · 6 posts · 1 vote
    7y
    Originally posted by @Patricia N.:

    Hey! So just a heads up many precincts will actually work with you as long as they dont have a fake lease. I am speaking from personal experience here. A lot of it depends on the people who are there. If its a bunch of young men who are selling drugs or something it bolsters your case. There are multiple news outlets who REALLY like these kinds of stories (a quick google will help you there) and you can call them up. They will do a ride along with you and then you call the cops when they are there. But either way - yes you have to start the court process. Just saying there are a few more creative outlets to take. 

     Calling the news is an outlet I hadn't thought of but unfortunately Inkster police has made it clear to me that they are not getting involved. To make it worse,  it isn't a group of young guys or anybody I can really build a case on... it's a mom and her kids! A colleague of mine just revealed that she has a friend on city council so we are going to see if he can provide any guidance but at this point I'm halfway through the eviction process and may just have to see it all the way through :(

    0Reply
  • Olivia Davis
    OP
    Real Estate Agent · Detroit, MI · Member since 2019 · 6 posts · 1 vote
    7y
    Originally posted by @Account Closed:

    @Olivia Davis have a look at this:

    https://cherryhillre.com/manage.numo?module=blog&component=display&show=post&id=8

    Since 2014, squatting is a misdemeanor first offense, and a felony for subsequent offenses. 

    Here is another article about it:

    https://detroit.curbed.com/2014/8/18/10059508/there-are-some-new-squatters-laws-on-the-books-in-michigan

    Unless they are holdover tenants, this should be as easy as calling the police.  Something is seriously wrong in this situation.

     Wow! After reading these articles, I called again to the police station and court house and referenced these laws but they still refused to help! They said I have no other recourse than to go through with the eviction. Something is very wrong indeed!

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