The Washoe County Sheriff’s Office is responding to an increasing number of calls involving squatters found inside vacant homes that are on the market, for rent, or in probate.
Many of the reports come from real estate agents or family members who discover unauthorized occupants in these properties, prompting law enforcement involvement.
On July 2, a real estate photographer hired to prepare a home listing in Spanish Springs found a man inside a home.
According to the Sheriff’s Office, the man presented a lease agreement that deputies later determined to be fraudulent.
Investigators also found inconsistencies in the man’s statements, evidence of forced entry, and stolen credit cards in his possession.
He was arrested on charges that include unlawful occupancy, housebreaking, and possession of another’s credit card.
The Sheriff’s Office advises residents not to confront suspected squatters.
Instead, they should call 9-1-1 or the WCSO’s non-emergency line at (775) 785-9276.
The Sheriff's Office says that when reporting, people are encouraged to provide detailed descriptions of individuals, cars, or items observed, and to share any available photos or videos.
Those handling vacant or inherited properties are urged to confirm legal authority over the home and document any suspicious findings from a safe distance.
After a squatter has been removed, property owners must change all locks and post a notice titled “Notice of Owner’s Retaking Possession and/or Changing of Locks” within 24 hours. This notice must remain visible for 21 days.
During that time, the squatter may return to collect belongings or file a verified complaint for reentry if they claim lawful occupancy.
The notice must include the owner’s contact information and warn that unauthorized reentry without a court order could result in up to 12 months in jail.
A “Statement Regarding Retaining Possession” must also be filed with the local Justice Court within 24 hours of posting the notice. Required forms are available at www.civillawselfhelpcenter.org or through the court.
Any property left behind by a squatter must be stored safely for 21 days, and owners should document the belongings in case of dispute.
Squatters may request the return of their property within 14 days by submitting an affidavit as outlined in the posted notice.
To return the property to a livable and safe condition, it is recommended to arrange for professional cleaning and removal of any items left by the squatters after the appropriate time limits have passed.
The Sheriff’s Office also encourages property owners to contact their insurance providers to report damages and to consult attorneys about potential legal action, including civil claims or eviction processes.
To protect vacant homes from unauthorized occupancy, the Sheriff’s Office recommends locking all access points, installing alarm systems and cameras, conducting frequent inspections, removing valuables, posting “No Trespassing” signs, notifying neighbors, and working with real estate professionals or attorneys.
For additional resources or guidance, property owners can visit www.civillawselfhelpcenter.org or contact local courts such as the Reno or Sparks Justice Court.
The Washoe County Sheriff’s Office remains available to discuss safety measures and squatter-related concerns.
Anyone who suspects a squatter or encounters unauthorized occupancy is urged to contact law enforcement immediately.
