Seattle’s property developers and investors face a growing threat: squatters and unauthorized occupants taking over vacant or properties under construction. With rising housing pressures and a backlog of foreclosed homes, squatters are increasingly targeting Seattle’s unoccupied real estate. For property managers, the stakes are high—failing to act quickly can result in lost revenue, property damage, and even the loss of ownership through adverse possession.
Every Seattle property owner and manager must know about addressing squatters, navigating Washington’s legal maze, and why prevention is your most powerful weapon.
Disclaimer: The information in this article is for general informational purposes only and should not be considered legal advice. DAWGS specializes in securing and protecting vacant properties, but we do not provide legal counsel or guidance on tenant rights, eviction procedures, or adverse possession claims. Property owners and managers should consult legal professionals or local authorities for advice specific to their situation and ensure compliance with Washington state laws
Understanding Squatters and Unauthorized Occupants
A squatter is someone living on a property without the owner’s consent, often without paying rent or holding a valid lease. In Seattle, squatters frequently target vacant or foreclosed homes, sometimes using fraudulent leases or simply moving in when a property is left unsecured. These situations are distinct from holdover tenants—individuals who once had permission to occupy the property but have overstayed their lease.
It’s critical to distinguish between squatters and trespassers. Trespassers are typically present only temporarily and can be removed by law enforcement for criminal violations. Squatters, by contrast, move in and establish residence, making their removal a complex civil matter that requires strict adherence to legal procedures.
The Legal Risks: Adverse Possession in Washington State
Washington law does recognize adverse possession. If a squatter occupies a property openly, continuously, and without the owner’s consent for a statutory period (usually seven years), they may eventually claim legal ownership. While adverse possession claims are rare in well-managed properties, the risk is real for absentee owners or those who neglect regular inspections:
The Wrong Way: Why “Self-Help” Eviction Is a Legal Trap
Property owners cannot simply change locks, shut off utilities, or forcibly remove squatters. These “self-help” actions are illegal and expose owners to civil lawsuits and even criminal charges. In Seattle, as in the rest of Washington, the only lawful way to remove squatters or unauthorized occupants is through established legal channels.
The Right Way: Legal Procedures for Removing Squatters
First, clarify whether the occupant is a squatter (never had permission) or a holdover tenant (previously authorized). This distinction determines the correct legal process.
- For squatters, the legal procedure includes the next steps:
- Police and Civil Removal: File a Declaration with Law Enforcement. Complete a declaration form (RCW § 9A.52.115) affirming your ownership, the lack of permission granted to the squatter, and that the occupant is not a tenant or former tenant within the last year.
- Police Investigation: Submit the form to the police. Officers will investigate, giving the squatter a chance to present evidence of their right to occupy. If they cannot, police may remove them and arrest them for trespassing or unlawful occupancy (1).
- Civil Removal Process: If police cannot or will not act, begin the civil removal process. Serve the squatter with a 4-day Notice to Surrender. If they do not vacate, file a complaint in court. The court will schedule a hearing and, if you prevail, issue an order for removal. Law enforcement will then execute the court order if the squatter still refuses to leave.
- For Holdover Tenants: You need to file a Formal Eviction. If the occupant is a holdover tenant, you must use the standard eviction process under Washington’s landlord-tenant laws. This involves serving a notice to vacate, filing an unlawful detainer action in court, and obtaining a court order for removal. Read the full Eviction of tenant, refusal to continue tenancy, end of periodic tenancy—Cause—Notice—Penalties section here.
For more information, visit the Clark County Washington Law Library.
The Real-World Challenge: Delays, Damage, and Costs
Even when following the law, removing squatters in Seattle can take weeks or months. During this time, property owners are often locked out of their own homes, facing mounting legal fees, utility bills, and property damage. Nationally, squatter evictions can cost $3,000 to $10,000 and take up to two years in some cases (2). In Seattle, owners have reported tens of thousands of dollars in damages and prolonged legal battles (3).
Prevention: The Most Effective—and Affordable—Solution
Given the legal hurdles and financial risks, prevention is the best strategy for Seattle property owners. Here’s how to keep squatters out:
- Regular Inspections: Visit your properties frequently. Unattended homes are prime targets for squatters.
- Robust Security: Secure all doors and windows with professional-grade solutions. Traditional board-ups are often inadequate—steel door and window systems provide superior protection and are compliant with Seattle’s vacant property ordinances.
- Clear Signage: Post “No Trespassing” signs to establish active management and deter unauthorized entry.
- Prompt Action: If you discover unauthorized occupants, act immediately. The longer squatters remain, the harder and more expensive removal becomes.
Looking for more information? Read our guide on What Every Property Manager Needs to Know About Squatters.
Why DAWGS Is Seattle’s Trusted Partner for Squatter Prevention
DAWGS delivers industry-leading vacant property security solutions tailored for Seattle’s unique challenges. Our steel door and window systems are engineered to withstand forced entry, vandalism, and the region’s harsh weather—far outperforming plywood board-ups. With DAWGS, you gain:
- Immediate deterrence: Our security solutions send a clear message—this property is protected and actively managed.
- Compliance assurance: DAWGS systems meet Seattle’s vacant property security requirements, helping you avoid costly fines and monitoring fees.
- Rapid deployment: Our team can secure your property quickly, minimizing the window of opportunity for squatters.
- Peace of mind: With DAWGS, you reduce risk, protect your investment, and free yourself from the stress of potential legal battles.
Act Now—Don’t Let Squatters Take Over Your Seattle Property
Seattle’s squatter problem is real and growing. The legal system is slow, expensive, and often favors those who act first. Don’t wait until your property is occupied and the damage is done.
Contact DAWGS today! Discover how our proven solutions can keep your property safe, compliant, and squatter-free. Secure your investment, protect your reputation, and avoid the nightmare of squatter litigation—choose DAWGS, Seattle’s leader in vacant property protection.
Sources
- Dore Law Group PLLC. “How to Legally Evict a Squatter in Washington State.” Dore Law Group, March 14, 2022.
- Sweetland K. and Miller M. “Locking Squatters Out: How States Can Protect Property Owners.” Pacific Legal Foundation, July, 2024.
- Green S. J. “Seattle motel owner facing obstacles in attempt to evict squatters from crime ‘hot spot.’” The Seattle Times, October 27, 2021.
