The Washoe County Sheriff’s Office (WCSO) has experienced a rise in calls for service involving squatters occupying vacant homes listed for sale or rent in Washoe County. These incidents frequently involve real estate agents or family members discovering unauthorized individuals in properties, promoting law enforcement intervention.
A recent incident on July 2, 2025, in a Spanish Springs home exemplifies this issue. A real estate photographer, hired to prepare a home listing, encountered an individual inside the residence. The individual presented a lease agreement, which deputies determined was fraudulent. Further investigation revealed inconsistencies in the individual’s statements, evidence of unauthorized entry, and possession of stolen credit cards. The individual was arrested on charges including unlawful occupancy, housebreaking, and possession of another’s credit card.
The Washoe County Sheriff’s Office, which has responded to multiple squatter-related calls, emphasized the importance of vigilance.
“We’re seeing an increase in squatters targeting vacant homes, particularly those tied to real estate sales or probate cases,” said Sheriff Darin Balaam. “These situations can quickly become complex and even dangerous. We urge real estate professionals, property managers, and families to stay vigilant, secure their properties, and report any suspicious activity immediately. Our goal is to ensure safety and protect property rights.”
What to Do if You Believe You Have a Squatter:
- Do Not Confront: Avoid engaging with suspected squatters as this could lead to dangerous situations.
- Contact Law Enforcement: Immediately call 9-1-1 if you encounter a squatter or suspected unauthorized occupancy. For non-emergencies, contact the WCSO’s non-emergency line at (775) 785-WCSO(9276).
- Provide Details: Share specific observations, such as descriptions of individuals, vehicles, or items and provide any evidence, like photos or video, to assist deputies in their investigation.
- Secure Legal Authority: Work with legal representatives to confirm your authority over the property, especially for probate cases, to facilitate law enforcement action.
- Document the Scene: If safe, take photos or videos of suspicious items or individuals from a distance and share them with law enforcement.
What to Do After a Squatter Has Been Arrested:
- Assess Property Damage:
- Retake Possession (per NRS 40.412)
- Change all locks to secure the property immediately after the squatter’s removal.
- Within 24 hours, post a “Notice of Owner’s Retaking Possession and/or Changing of Locks” on the Property, specifying the date of retaining possession. This notice must remain posted for 21 days, during which squatters may retrieve belongings or file a Verified Complaint for Reentry if they claim lawful occupancy. The notice should include the owner’s contact information and warn that reentry without a court order is a criminal offense punishable by up to 12 months in jail.
- File a “Statement Regarding Retaining Possession” with the local Justice Court (e.g. Reno or Sparks Justice Court) within 24 hours of posting the notice. Forms are available at www.civillawselfhelpcenter.org or at the court.
- Store Squatter’s Belongings: Safely store any property left by the squatter for 21 days (e.g., in a storage unit at their expense or inside the house). Document items to avoid disputes. Squatters may file an affidavit within 14 days to recover their property, per the notice.
- File an Insurance Claim: Contact your insurance provider to report any damage or losses and initiate a claim if applicable.
- Pursue Legal Action: Consult an attorney to explore civil remedies, such as filing for damages or ensuring compliance with eviction laws if residency was established. Cooperate with law enforcement and prosecutors by providing evidence or statements for criminal proceedings.
- Clean and Restore: Arrange for professional cleaning or removal of any items left by the squatter to restore the property to a safe and habitable condition.
- Notify Relevant Parties: Inform real estate agents, property managers, or neighbors about the incident to ensure ongoing vigilance and update them on the property’s status.
How to Protect Vacant Properties from Squatters:
- Secure All Entry Points: Ensure all doors, windows, and gates are locked with high-quality deadbolts and padlocks.
- Install Security Systems: Use alarm systems, motion-sensor lights, or smart locks with unique passcodes to monitor and control access.
- Regular Inspections: Conduct frequent property checks or hire a property management service to monitor vacant homes, especially those listed for sale or rent.
- Remove Valuables: Clear the property of items that could attract squatters, such as furniture, appliance, or active utilities.
- Post No Trespassing Signs: Clearly mark the property with visible signage to deter unauthorized entry.
- Notify Neighbors: Inform trusted neighbors or community watch groups to report suspicious activity around your property.
- Work with Professionals: Engage real estate agents or attorneys to oversee vacant properties and ensure proper documentation and oversight.
The Sheriff’s Office advises real estate professionals an family members handling probate or vacant properties to remain proactive in securing properties and to report any suspicious activity promptly. For additional guidance, visit the Civil Law Self-Help Center at www.civillawselfhelpcenter.org or contact your local Justice Court (e.g. Reno or Sparks Justice Court) for forms and resources. Sheriff’s Office personnel are available to discuss these safety measures and provide guidance on handling squatter situations.
The Washoe County Sheriff’s Office remains committed to protecting our community and ensuring the safety of residents and their properties. If you suspect squatting or unauthorized occupancy, please call 9-1-1 or the WCSO’s non-emergency dispatch line at (775) 785-WCSO (9276) to report the incident.
