Steven Brill was excited to list his freshly renovated Tinley Park, Illinois home for sale. But shortly after posting the listing, his real estate agent called him to report a startling discovery — a family of four, complete with two dogs, had already moved into Brill’s home without permission.
"I put the house on the market Monday evening, and then yesterday at 4 p.m., an agent went to go show the house for a showing," Brill explained to ABC 7 Chicago. "She said, ‘Hey, we have a huge problem. We have squatters in the house.’"
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Despite seeing the deed, police initially couldn’t help Brill. The unwelcome occupants claimed they had a lease, even producing paperwork when confronted by police. But the police were unable to remove the squatters and told Brill he’d need to go through the eviction process.
In Illinois, that’s a lengthy process that can take months. Here’s what Brill did instead.
How did this happen?
Squatters often take advantage of legal ambiguities and exploit the eviction process, which tends to favor occupants once a property is occupied. In Illinois, only the sheriff can perform evictions — and they need a court order to do so, which makes it challenging for landlords to remove squatters.
In Brill’s case, the Tinley Park police initially deemed the provided lease credible enough not to intervene.
"Though the lease is most likely invalid, that is not the officers’ responsibility to determine. Evictions are a civil matter," said a spokesperson for the Tinley Park Police Department.
Real estate attorney Mo Dadkhah explained why in a statement to ABC 7.
"Typically, when police or a sheriff shows up, they’ll say, ‘we have an agreement with the landlord.’ And at that point, the police officer doesn’t know if this document is real. They can’t throw someone out who could potentially be a tenant. So, they’ll tell the landlord, ‘you have to go through the eviction process,’ which unfortunately in the Chicagoland area, is lengthy. It’s long and time-consuming," Dadkhah said.
Brill thought he would be forced to go through the eviction process, but a call to ABC 7 Chicago’s I-Team finally provided relief. The I-Team reached out to the Tinley Park police, who agreed to do more investigating and found that the lease the family provided was invalid. The paperwork didn’t have the correct address.
With that information, the police were able to force the family to leave, and Brill is now back in his home.
"I’m very glad I reached out to you guys. You were on it, jumped on it right away. I believe that calling you guys actually helped,” Brill told reporters. “I feel like that lit a fire, and got everybody moving even faster.”
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How to minimize the financial impact of squatters
Squatters are a growing problem across the U.S., and several states are passing legislation to address the challenge. Situations like Brill’s can quickly spiral into a costly burden from lost rental income, inability to sell, property damage and expensive legal fees.
Landlords and homeowners can take several steps to protect their property, starting with securing vacant properties with surveillance cameras and motion-sensor lights. If you know your neighbors, make sure they’re aware the home is vacant and ask them to contact you if anyone appears to be living there. Regularly check locks and entry points for damage, too.
Sometimes, legitimate renters can turn into squatters. To limit your risk, implement a thorough screening process, including background and reference checks. Documenting your property’s condition before listing or renting it can provide evidence for legal recourse if a squatter situation arises.
For properties that are often vacant, like vacation or rental homes, it may be worth investing in squatter insurance plans. These specialized plans can cover lost revenue, legal expenses, court costs and property damage.
Despite some experts saying it’s a relatively rare occurrence, the cost of squatters can be high. Ultimately, awareness, vigilance and immediate action are critical to safeguarding your property and finances from the risk of squatting.
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This article provides information only and should not be construed as advice. It is provided without warranty of any kind.
