Owning a home comes with responsibilities, but what happens when someone else takes over your property without permission? This is the harsh reality many homeowners face when dealing with squatters. And if you’re trying to sell your home, their presence can complicate everything.
Whether it’s an inherited house left vacant for too long or a rental gone wrong, squatters can turn your property sale into a legal and emotional ordeal. If you’re wondering how to handle this situation, especially in a city like Pittsburgh, this guide breaks down what you need to know—and what steps to take to move forward.
Who Are Squatters?
Squatters are individuals who occupy a property without legal ownership or permission. Unlike tenants, they don’t pay rent or sign lease agreements. In some cases, they might have once had permission to live there but overstayed their welcome. In others, they took over an empty house, assuming no one would notice or care.
Squatting can occur in any neighborhood—whether urban or suburban, upscale or modest. In Pittsburgh, as in many U.S. cities, long-vacant homes are particularly vulnerable. Once someone establishes residence—even illegally—removing them isn’t always simple.
How Squatters Impact the Home Selling Process
Trying to sell a house fast in Pittsburgh becomes difficult when squatters are involved. Here’s why:
Access is blocked: Squatters may refuse entry to you, real estate agents, or potential buyers.
Property damage: Unlawful occupants may neglect or damage the home, lowering its market value.
Buyer hesitation: Most buyers aren’t willing to take on the legal headache of removing occupants.
Legal risks: If you don’t follow the correct eviction process, you could face lawsuits or delays.
In short, having squatters in your home limits your control and delays your ability to close a clean sale.
Know Your Rights as a Homeowner
While it may feel like you’ve lost control, the law still protects property owners—but the process must be followed legally.
In Pennsylvania, squatters do not automatically gain rights simply by occupying a home. However, if they’ve lived there for a long period and meet certain conditions, they could try to claim “adverse possession”—a legal principle that can transfer property ownership to the squatter over time. Thankfully, the law requires very specific criteria, including open, continuous occupation for 21 years, before that can happen.
That said, short-term squatters can still be challenging to remove and must be handled correctly under local landlord-tenant or trespass laws.
Steps to Take When Dealing with Squatters
If you’re facing a squatter situation and hope to sell the house soon, follow these critical steps:
1. Don’t Attempt Self-Eviction
Avoid confrontational tactics. You cannot change the locks, shut off utilities, or forcibly remove the squatter. Doing so could result in legal action against you for violating tenant rights—even if the person never paid rent.
2. Call Local Law Enforcement
In some cases, police may treat the squatter as a trespasser, especially if you can prove they’ve entered the home without permission and have no lease or legal basis for staying. If law enforcement deems it a civil matter, you’ll need to proceed with a formal eviction.
3. File an Unlawful Detainer or Eviction Lawsuit
In Allegheny County and elsewhere in Pittsburgh, you must file a formal complaint with the district court to begin eviction. You’ll typically need to:
Provide proof of ownership
Demonstrate that the occupant has no legal right to be there
Attend a hearing where the squatter can respond
If the court sides with you, the judge will issue an order for the squatter to vacate. If they still refuse, the sheriff can physically remove them.
4. Secure the Property After Eviction
Once the squatter is removed, act quickly:
Change the locks
Board up windows (if needed)
Install security cameras or hire a local property manager to monitor the home
This helps prevent re-entry or a repeat situation—especially if the house is vacant during the selling process.
Selling a Home After Removing Squatters
Once the home is back in your hands, you can begin preparing it for sale. But depending on how long the squatter stayed, the property may need repairs, cleaning, or even pest control. Some owners choose to invest in restoring the property; others prefer a faster exit.
If the situation has left you financially or emotionally drained, you might prefer not to go through the long process of traditional sales. In such cases, you could consider reaching out to individuals or companies who buy houses in Pittsburgh directly, including those familiar with distressed properties. This option avoids inspections, agent fees, and long waiting periods.
That said, whether you pursue a fast cash deal or a traditional sale, having the property legally cleared of squatters is non-negotiable.
How to Prevent Squatters in the Future
Whether this is your first squatter experience or you’re managing multiple properties, prevention is key:
Don’t leave homes vacant too long. Empty houses attract squatters.
Secure all entry points: Install deadbolts and window locks.
Visit the property regularly: Or hire someone to check in.
Post “No Trespassing” signs: This adds weight to legal claims.
Work with a local real estate professional: They can monitor, list, and sell faster—especially if your goal is to downsize or move.
If you’ve recently inherited a home or own an investment property that’s sitting idle, keep it secured and consider your options before squatters do.
When Selling With Squatters Might Still Be Possible
In some cases, certain buyers are willing to purchase properties as-is—even with squatters still in place. These are typically investors who have experience in dealing with legal removals and property rehabs.
You may come across platforms or buyers online under search terms like we buy houses Pittsburgh that include such deals. However, these transactions usually come at a lower purchase price to offset the added risk.
Be sure to understand your legal obligations and ensure the buyer is aware of the situation. Transparency is essential, even in off-market deals.
Final Thoughts
Dealing with squatters is a frustrating and complex challenge—especially when you’re trying to sell your home. But you’re not powerless. With the right legal steps, a calm approach, and professional guidance, you can reclaim control of your property and move forward with your sale.
Whether your goal is to sell your house fast in Pittsburgh or to restore and list it through a real estate agent, acting early and decisively makes all the difference. Don’t delay the process out of fear or confusion—squatter situations are manageable with the right support and awareness.