The Georgia Squatter Reform Act of 2024 (HB 1017) makes unlawful squatting a criminal misdemeanor, allowing police to remove unauthorized occupants within three days if they cannot produce a lease, rental agreement, or other proof of legal residency. Squatters who fail to provide documentation may face immediate arrest, fines, and jail time.

What rights do squatters have in Georgia?

Squatters' rights in Georgia fall under a legal concept called adverse possession. This allows someone who lives on a property openly, continuously, and without the owner's permission to try to claim legal ownership over time.

How long does it take to evict a squatter in Georgia?

The property owner must send the squatter a formal eviction notice. Georgia law does not specify how much time should pass between the notice filing and filing an eviction with the courts, so the landowner can decide what timeframe works best.

Can police remove squatters in Georgia?

The Squatter Reform Act was signed into law in Georgia last year, making squatting a misdemeanor offense and giving law enforcement the power to issue citations and remove squatters within three days if they have a signed affidavit from the owner of the property. None of that is possible if the owner of a home is dead.

Can you lock a squatter out of your home?

Once you find out there's a squatter on your property, it's crucial to comply with state and local laws. Removing squatters by force is dangerous and may result in criminal charges against you. In addition, you should avoid: Locking them out by installing additional locks or changing the locks.

What Are Squatters Rights In Georgia? - Southern Culture Collective

Why can't you physically remove a squatter?

Physically removing squatters without following legal procedures can lead to serious legal consequences. The primary reason is that squatters may gain certain legal protections over time, making them akin to tenants rather than trespassers.

What's the quickest way to get someone out of your house?

The Landlord and Tenant Branch is eviction court, and you do not have to be a landlord to file a case to evict someone. You do not have to use the Landlord and Tenant Branch, but it is usually the fastest way to get a judgment to remove a person from your property.

How to outsmart squatters?

How to Evict a Squatter

1. Notify the Police. Immediately contact the police when you discover someone on your property without your consent. ...
2. Serve a Formal Eviction Notice. ...
3. File an Eviction Lawsuit. ...
4. Remove Squatter's Possessions. ...
5. Wrapping Up.

What is the legal squat limit in Georgia?

Georgia's new lift law, which can be found in OCGA § 40-8-6, makes it illegal to operate a “squatted” or excessively lifted vehicle on public roads. According to the new rules, any vehicle weighing between 4,000 lbs and 7,500 lbs must not tilt more than four inches between the front and rear frames.

Can you sell a home with a squatter?

If property owners are aware of any squatter activity and want to sell the home, they should take steps to evict the squatters through law enforcement. They must also ensure the property is thoroughly cleaned before real estate professionals, like you, or prospective buyers enter.

Can a landlord evict you without going to court in Georgia?

Georgia law requires a landlord to go through court to remove a tenant. When can a landlord begin legal proceeding to evict a tenant? A landlord can file a dispossessory action to remove the tenant if the tenant fails to pay rent, violates a term of the lease, or remains in possession after the lease has ended.

What is the new eviction law in Georgia?

3-Day Notice: As of late 2025, a 3-day notice is now required for nonpayment of rent in Georgia. This notice gives tenants three business days to pay overdue rent or vacate. 3-Day Notice to Comply or Vacate: A 3-day notice is now required for lease violations, giving tenants a chance to fix the issue (if applicable).

What is the difference between a trespasser and a squatter in Georgia?

Trespassing occurs when someone enters a property illegally without staying there continuously. Squatting, on the other hand, is when an individual moves onto a property and claims it as their own. Note that trespassing and squatting can result in charges and jail time in Georgia.

Why can't police evict squatters?

Many property owners believe they can simply summon the police to remove squatters. The reality is, police routinely refuse to intervene because these issues are civil matters. But this does not mean that property owners are without any recourse.

Can a house guest become a squatter?

A squatter is someone that knowingly and willingly occupies someone else's property without authority or permission, intending to stay or live there. In short-term rentals, an Airbnb squatter could be a guest who rents your property for a week but refuses to leave the Airbnb once the booking period ends.

What state has the most squatters?

There is little research about the scale of the issue in the U.S. But areas in Georgia, Florida and Texas had more squatters than other U.S. metropolitan areas, according to a survey by the National Rental Home Council (NRHC).

Why is it so hard to get squatters out of your property?

Such a person is “squatting”—living on—someone else's property without consent from the owner. Many cities and states give squatters “rights” in the sense that they treat a squatter like a tenant in a landlord-tenant dispute, protecting the squatter from being quickly removed from the property.

How to get rid of illegal squatters?

Unlawful occupiers can only be evicted if an eviction order is issued by the Magistrate's Court or High Court. The owner may apply to the court for an eviction order.

Can I call the police to have someone removed from my home?

Yes, you can call the police to have someone removed from your home, especially if they are a guest who refuses to leave after you've withdrawn permission, making them a trespasser, but it's complicated if they have any claim as a tenant, and police are often reluctant to get involved in civil matters like evictions, directing you to the courts instead. Call police immediately for violence or threats, but for general refusal to leave, you must differentiate between a guest (police can help) and a tenant (requires formal eviction process) to avoid legal trouble yourself. 

How much does it cost to evict someone in Georgia?

The average cost of filing an eviction in Georgia, which includes all filing, court, and service fees, is typically around $181. This cost can vary depending on the county's initial filing fee.

Can you kick someone out of your house if you own it?

It's not easy to evict anyone these days. Hopefully you own the house. Then you have to get eviction paperwork from the county court. If you don't own the house only the owner can evict them.

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