Adriana Ward expected the sale of her Marietta, Georgia home to involve waiting for offers. Instead, she found someone else had moved in.
In December, her realtor arrived at the house on Twin Brooks Court for a showing. The lockbox was missing. The For Sale sign was gone. When Ward came, she saw windows she usually left open were shut, and the deadbolt had been changed.
Police knocked on the door. The man who answered said he lived there. Court records show Timothy Pyron told officers he had settled in the vacant home and was "nesting." Investigators say he claimed Georgia's squatter laws protected him from removal, calling it a "peaceful hostile takeover."
Ward's case comes as an estimated 5.6 million properties are vacant across the 50 largest U.S. metro areas, creating opportunities for unauthorized occupants.
Georgia has taken steps to strengthen homeowner protections. House Bill 1017, effective since 2024, makes unauthorized occupancy a criminal offense. Law enforcement can now issue a notice requiring occupants to leave, with removal permitted within three days if they fail to comply.
"This is insanity that people think they can come in and take over someone's home," Governor Brian Kemp told Fox News. "Illegal squatters are criminals, not residents."
In many states, however, removing someone from a vacant property still requires a formal legal process. Homeowners must often confirm unlawful occupation, serve written notice, and potentially file an eviction lawsuit. Costs can range from $740 to over $8,000.
In Ward's case, the man was not charged with trespassing. The only charge filed was for criminal damage from the deadbolt replacement. When she regained access, trash was left behind, with lingering pet and marijuana odors that made her eyes burn.
"I wish this didn't happen to anyone else because it is really traumatic," she said.
She told Fox 5 News she has since installed cameras on the property. For homeowners with vacant properties, prevention measures like regular checks, alarm systems, removing lockboxes between showings, and documenting conditions with photos are recommended.
Across the U.S., lawmakers are tightening squatter laws. In March 2024, Florida Governor Ron DeSantis signed House Bill 621, allowing property owners to submit a sworn form and have sheriffs remove squatters immediately without a court process. In April 2024, New York updated property laws to clarify that squatters are not considered tenants under any timeframe.