Florida Squatter Law: An Overview

Squatters Rights In Florida

Jan. 6, 2021

florida squatting laws

Do squatters have rights in Florida?

While it may come as a surprise to some, squatters do have rights. Also known as Adverse Possession rights, a squatter can use them to make a legal claim to your Florida property. If successful, the squatter will have legal rights to your property.

As a Florida landlord, understanding squatters’ rights in Florida can help you keep your property safe.

The following is a basic overview of Squatters’ rights in the state of Florida.

What is a Squatter in Florida?

A squatter is a person who chooses to occupy a property without lawful permission. In spite of this fact, squatting is commonplace in the U.S. and can be legal.

What is the difference between squatting and trespassing in Florida?

If a stranger is living in your house, they may have taken residence through trespassing or through squatting. There is a difference, however. A trespasser uses force to enter a property, while a squatter does not. Usually, squatters access a property through unlocked entrances, such as a broken window.

Being a crime, a trespasser can be arrested and charged in court. However, the same cannot be said of squatters. To remove a squatter in Florida, you must go through the formal eviction process.

What does Color of Title mean in the state of Florida?

Color of Title is a term that you’ll inevitably come across when researching information about squatters’ rights.

So, what exactly does it mean? Well, it simply means that ownership of a property isn’t regular. In other words, it means that the legal documents to a property are irregular.

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Different states have different requirements in regards to Color of Title in Adverse Possession claims. In the state of Florida, Color of Title is one of two alternate requirements a squatter must fulfill in order to make an Adverse Possession claim.

The other requirement is the payment of property taxes. If the squatter lacks Color of Title, then they must have been paying property taxes.

What is Adverse Possession in Florida?

A squatter can make a legal claim to your property after living there for a certain period of time. In the state of Florida, that period of time is 7 years. (Fla. Stat. Ann. § 95.19).

The squatter’s stay must be continuous for the entire 7 years. This means that for their claim to be successful, they must not have left the property at any point.

Besides having lived on the property for 7 continuous years, a squatter must also be able to meet the following additional requirements:

1. Has been physically living on the property for 7 years.

In order to make a valid adverse possession claim, a squatter must prove actual possession of the property. This, a squatter can do, by showing their improvement or maintenance efforts.

2. Have been occupying the property exclusively for 7 years.

The squatter making the Adverse Possession claim must occupy or possess the property exclusively. Sharing it with someone else, such as a stranger, a tenant, or even the owner would invalidate their claim.

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3. The squatters’ occupation must have been obvious to anyone.

The squatter seeking to own the property adversely must also not hide the fact that they are occupying the property. They must make their occupation obvious to anyone, including the owner investigating them.

4. Their claim to the property must be “hostile”.

In a legal sense, “hostile” doesn’t mean the squatter made forceful entry to your home. Instead, it takes on three definitions.

The first definition of the term “hostile” is “Simple Occupation.” The majority of states, including Florida, go by this definition. It defines “hostile” as a mere land occupation. The individual trespassing need not know who owns the land.

The second definition of “hostile” is “Awareness of Trespassing.” Here, the trespasser must know the land on which they are trespassing belongs to someone else. They ought to know they have no legal right to occupy it.

Lastly, “hostile” takes on the definition of “Good Faith Mistake.” This is a special definition that’s only active in a handful of states. Here, the trespasser is assumed to have occupied the property through an honest mistake. The trespasser may, for example, be relying on a fake title deed.

6 Tips for Preventing Squatters from Occupying your Florida Property

Of course, prevention is better than cure. The following are some of the things you can do to help you in this regard:

  • Install good quality locks. Is your property currently unoccupied? If so, have good quality locks installed. You should also remember to change the locks whenever a tenant moves out.
  • Deter unwanted visitors by installing exterior security lights with motion sensors. Install lights near all entry points including garage doors, sheds, and gates.

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  • Remove or lock away items that may help someone break-in. Examples of such items include benches, ladders and large garbage cans.
  • Offer to give the immediate neighbor use of the driveway, if you have one. The goal here would be to give the impression of ongoing occupation.
  • Have a friend come by often to open, remove or close curtains and blinds, put the wheelie bins out, play music, switch on lights, etc.

3 Tips for How to Remove a Squatter in Florida

No specific laws exist in regards to how squatters should be removed from a property. So, to get rid of squatters from your property, you’ll need to go through the formal eviction process.

Serve the squatter an eviction notice as soon as you realize their existence. There are three types of eviction notices in Florida:

  • 3-Day Pay or Quit Notice. This will give the squatter two options: either to pay all due rent, or to move out within three days. If they take neither option, you can move to court and file for their eviction.
  • 7-Day Cure Notice. When getting rid of squatters, this notice would be far from ideal. That’s because it would give them a chance to correct their violation.
  • 7-Day Unconditional Quit Notice. This would give the squatter no other option than to move out within 7 days.



Do you still need more help? Or do you think we missed something out? If so, Innovative Property Solutions can help. Get in touch with us!

Innovative Property Solutions

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(904) 321-9020

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