For real estate investors, landlords, and rehabbers in Baltimore, the threat of squatters is not just a nuisance; it is a sophisticated scam. It often starts with a phone call from a neighbor saying someone is moving furniture into your empty rowhome. Upon arrival, you find that the locks have been broken off or changed, and strangers are living inside.
In Baltimore City specifically, the issue involves bold entry and fraudulent paperwork designed to manipulate the legal system.
The Fake Lease Scam
The most frustrating hurdle for Baltimore property owners is not adverse possession (which takes 20 years to establish), but rather the immediate fake lease loophole.
Here is how the common scenario plays out: An intruder breaks the locks on a vacant property, moves in, and prints a fraudulent lease agreement listing your address with a fake landlord’s name. When you call the police to report a break-in, the occupants present this falsified document. Because the police officers cannot immediately verify who the true owner or landlord is on the spot, they often deem the situation a civil matter rather than criminal trespassing.
They may refuse to remove the occupants, forcing you to go through the lengthy, expensive formal eviction process just to remove criminals who broke into your building.
Taking proactive steps to secure your investment is the best defense.
Make the Property Look Occupied
Squatters typically look for easy targets like homes that appear abandoned or ignored. Make your property look lived in to avoid unwanted attention.
- Maintain the Exterior: Overgrown grass, piled-up mail, and flyers stuck to the front door are clear signs that no one is home. Hire a landscaping service to keep the yard tidy and ask a neighbor to pick up mail or forward it.
- Use Timers on Lights: A dark house night after night signals vacancy. Inexpensive timers on interior lights can create the illusion of activity.
- Keep Curtains Closed: Don’t let people see into empty rooms. Blinds or curtains should remain drawn to hide the fact that the house is unfurnished.
Fortify Physical Entry Points
Since the scam relies on gaining access and changing the narrative before you notice, physical security is critical. In many Baltimore neighborhoods, a standard deadbolt is not enough.
- Reinforce the Frames: Squatters often kick in doors where the wood frame is weak. Install heavy-duty strike plates and door reinforcement kits that anchor the deadbolt deep into the wall studs, not just the door jamb.
- Consider Steel Security Doors: For properties sitting vacant during long renovation phases, investing in steel security doors or screens can be a necessary deterrent against physical break-ins.
- Secure the Windows: Ground-floor windows and basement hoppers are common entry points. Make sure these are secured with internal blocking devices or grates where permitted.
Choosing Proper Insurance Coverage
Even with the best locks and lighting, a determined intruder may still find a way inside. When prevention fails, your financial safety net becomes your only defense against the costs of vandalism and repair. Unfortunately, this is where many property owners unknowingly face their biggest risk.
The Vacancy Gap in Your Insurance
Many property owners assume their standard Homeowners or Landlord policy covers them regardless of whether anyone lives in the house. This is a dangerous misconception.
Most standard insurance policies have a vacancy clause. If a home is unoccupied for more than 30 or 60 days (depending on the carrier), coverage for vandalism, glass breakage, and water damage may be automatically suspended. If a squatter breaks in, damages your plumbing, and floods the basement during a period of extended vacancy, your standard policy might deny the claim entirely.
To protect your asset, you need vacant property insurance. This specialized coverage is designed specifically for the risks associated with empty buildings, offering protection against vandalism, fire, and liability that standard policies exclude.
Dealing with Baltimore’s unique vacant property risks requires more than just a generic insurance policy; it requires a partner who understands the local landscape. Do not wait until a claim is denied to find out you have the wrong policy. Contact Luray & Associates, Inc. of Baltimore today. We can review your current coverage and help you find an affordable policy that fits your needs. Request a quote to get started.
