Carnahan Dexter Property Management

An unauthorized person occupying a rental property is one of the situations property owners hope they never encounter. Unfortunately, when a home is vacant, between tenants, undergoing renovations, or not being regularly monitored, unauthorized occupancy can become a real concern.

For rental property owners in Woodland Hills, Sherman Oaks, Studio City, Encino, Tarzana, Calabasas, and throughout the San Fernando Valley, the most important thing to understand is that discovering someone in your property does not necessarily mean you can simply change the locks and remove their belongings.

Who the occupant is, how they entered, whether they previously had permission to be there, and whether a tenancy may exist can affect the appropriate legal response.

Here is what San Fernando Valley rental property owners should know about squatters, unauthorized occupants, and protecting vacant properties in California.

What Is a Squatter in California?

“Squatter” is a commonly used term, but it does not describe every unauthorized occupant in the same legal way.

An unexpected occupant could be:

• A person who entered a vacant property without permission
• An unauthorized resident brought in by a tenant
• A former tenant who did not leave
• A guest who remained after permission ended
• Someone claiming a right to occupy the property
• An unknown occupant discovered during an eviction

These distinctions matter.

California Courts confirms that a landlord can include residents in an eviction action even when they are not named on the rental agreement. Owners starting an unlawful detainer case are instructed to identify all known tenants and occupants because leaving someone out can complicate or delay possession of the property.

The first step should therefore be determining what actually happened rather than assuming every unauthorized occupant should be handled the same way.

Why Vacant Rental Properties Require Attention

A vacant property deserves active management.

This is particularly important when a home is undergoing repairs, being prepared for a new tenant, listed for rent, or sitting vacant for an extended period.

Owners should consider:

• How often is the vacant property being checked?
• Are all doors and windows secured?
• Have locks been changed after the previous tenancy when appropriate?
• Are gates, garages, and secondary entrances secure?
• Is mail accumulating?
• Are landscaping and exterior maintenance continuing?
• Are vendors documenting when they enter and leave?
• Would someone nearby notice unusual activity?
• Is there a plan if unauthorized occupancy is discovered?

A property that visibly appears vacant for an extended period can create unnecessary exposure.

Preventing a problem is considerably easier than trying to regain possession after one develops.

How Can San Fernando Valley Property Owners Help Prevent Squatters?

Good vacancy management starts as soon as a tenant moves out.

Secure the Property

Check doors, windows, garage access, gates, and other entry points. Former tenant access should be addressed appropriately, and lock or access-code changes should be coordinated when needed.

Keep the Property Looking Occupied and Maintained

Overgrown landscaping, accumulated mail, flyers, trash, or weeks without visible activity can advertise that nobody is paying attention.

Maintain landscaping and exterior appearance even when the property is vacant.

Inspect Vacant Properties Regularly

Routine checks can identify unauthorized entry, leaks, vandalism, broken windows, maintenance problems, or other concerns before they become larger issues.

Control Vendor Access

Contractors, cleaners, leasing agents, and other vendors may need access during a turnover. Owners should know who has keys, codes, or other access and make sure access is controlled when work is complete.

Minimize Unnecessary Vacancy

Effective rental pricing and leasing are also part of property protection. A well-prepared property that is marketed promptly and leased efficiently spends less time sitting empty.

Carnahan Dexter Property Management coordinates leasing, property oversight, and maintenance so owners do not have to manage each of these functions independently.

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What Should You Do if You Discover an Unauthorized Occupant?

Do not begin by assuming that changing the locks is the solution.

California Courts specifically warns landlords against self-help measures such as locking a tenant out or shutting off essential utilities to force someone to leave. The correct process depends on the occupant's legal status and the circumstances.

If you discover an unauthorized occupant:

Document what you find. Record dates, property condition, evidence of entry, communications, photographs, and any information available about the occupants.

Determine whether there was a prior relationship with the property. A complete stranger, former tenant, tenant's guest, and former authorized occupant may present different legal circumstances.

Contact law enforcement when appropriate. If there appears to be a break-in, trespass, vandalism, theft, or immediate safety issue, contact the appropriate law enforcement agency. Do not personally confront unknown occupants.

Contact an experienced landlord-tenant attorney when possession is disputed. California eviction procedures are technical, and California Courts cautions that even small errors in an eviction case can require an owner to start over.

Avoid improvised solutions. Changing locks, removing belongings, shutting off utilities, or attempting to force an occupant out can create additional legal problems if the person has rights that require a formal process.

What Happens if an Unlawful Detainer Is Required?

An unlawful detainer is California's court process for recovering possession in many eviction situations.

The exact notice and procedure depend on the circumstances. When a legally required notice has expired without compliance, the property owner can file an unlawful detainer action with the appropriate Superior Court.

California Courts currently identifies the Summons, Complaint - Unlawful Detainer, and other required court documents as part of starting the case. Owners are also instructed to identify all known tenants and occupants.

This is an area where precision matters.

The correct notice, service, parties, documentation, and local requirements can affect the case. A property manager can help organize property records and coordinate with counsel, but legal advice and litigation should come from a qualified attorney.

Why Documentation Matters

Good property management creates a record long before a problem reaches court.

That can include:

• Signed leases and addenda
• Tenant and occupant information
• Move-in documentation
• Inspection records
• Maintenance history
• Vendor records
• Notices and communications
• Payment history
• Move-out documentation
• Photographs and property-condition records

If an occupancy dispute develops, organized documentation can make it much easier for the owner and legal counsel to understand what happened.

This is another reason professional management should be about more than collecting rent.

One Call Fix All: Securing and Restoring the Property

Regaining possession may only be part of the problem.

Unauthorized occupancy can leave an owner needing lock work, cleanup, repairs, damaged-door or window replacement, plumbing attention, landscaping, painting, or other turnover work before the property can be rented again.

Carnahan Dexter is a licensed California contractor (CSLB #922704), and our One Call Fix All® maintenance team allows us to coordinate property repairs and turnover work alongside the management process.

That means owners have one team helping oversee the property from securing and assessing it through repairs and preparation for the next qualified tenant.

The Financial Cost of a Squatter Goes Beyond Repairs

Unauthorized occupancy can affect an investment in several ways:

• Lost rental income
• Legal expenses
• Property damage
• Cleanup and repairs
• Utilities
• Security expenses
• Extended vacancy
• Delayed leasing

This is where Carnahan Dexter's CPA-led financial oversight complements property operations.

Our approach looks beyond an individual repair bill to the financial performance of the property, including income, expenses, vacancy, and opportunities to control costs.

Protecting a rental investment means protecting both the physical property and its financial performance.

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Frequently Asked Questions About Squatters in California

Can I change the locks if a squatter is in my rental property?

Do not assume you can. The appropriate response depends on who the occupant is and whether they have any legal right to possession. California prohibits certain self-help eviction practices, so owners should establish the facts and obtain appropriate legal guidance before attempting removal.

Can someone be evicted if they are not on the lease?

Yes, an occupant does not necessarily have to be named on the lease to be included in an eviction proceeding. California Courts provides specific procedures concerning occupants who are not named in the rental agreement.

Should I call the police if someone has broken into my vacant rental?

If you believe a break-in, trespass, vandalism, theft, or another crime is occurring, contact law enforcement rather than confronting unknown occupants yourself. Whether law enforcement can immediately remove someone may depend on the circumstances and claimed right to occupancy.

How can I protect a vacant rental property from squatters?

Keep the property secured and maintained, conduct regular inspections, control keys and access codes, address signs of forced entry promptly, maintain landscaping, and minimize unnecessary vacancy through effective leasing.

Can a property manager help prevent unauthorized occupancy?

Professional management can reduce risk through regular property oversight, controlled access, maintenance coordination, documentation, responsive leasing, and faster identification of unusual activity. No property manager can guarantee that unauthorized entry will never occur, but active management can reduce opportunities for a vacant property to go unnoticed.

Protect the Property Before There Is a Problem

The best squatter strategy is prevention.

A secure property, regular oversight, good documentation, professional maintenance, and an efficient leasing process can significantly reduce the time a rental sits unattended.

And when something does go wrong, owners need a team capable of responding quickly and coordinating the operational, maintenance, financial, and legal pieces appropriately.

For more than 40 years, Carnahan Dexter Property Management has helped Southern California property owners protect their rental investments. From our Woodland Hills office, we manage properties throughout the San Fernando Valley, including Woodland Hills, Sherman Oaks, Studio City, Encino, Tarzana, Calabasas, and surrounding communities, as well as select properties across Malibu, Venice, West Hollywood, and Hollywood Hills.

If you own a vacant rental, are preparing for a tenant turnover, or are concerned about how well your property is being monitored, contact Carnahan Dexter Property Management to discuss your property.

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