The phenomenon of squatting is a concern for many property owners in France, especially those with unoccupied homes. Illegal occupation can lead to significant damage: inability to recover the property, deterioration, rental blockage, financial losses, and complex administrative procedures… Given these risks, it is essential to know how to protect your property effectively and understand the procedures in case of intrusion by squatters.
This guide aims to provide practical answers and concrete advice to reinforce security, keep control of your property, and react quickly if your house or apartment becomes a victim of illegal occupation.
Squatting commonly refers to the occupation of a home or private premises without any legal right or authorization. It is therefore a clear violation of property rights. However, the law distinguishes different cases depending on whether the property is the owner's main residence or not.
When a home (house or residence) is illegally occupied, law enforcement intervention has been made easier thanks to stronger legislation. In particular, Article 38 of the DALO law allows the prefect to order the occupants to leave the premises within 24 hours if it is the owner’s residence. To proceed, the owner must file a complaint and prove that they were living in or intended to live in the property. These legal improvements offer landlords faster recourse and significantly shorter intervention times for the police. However, in the case of secondary or long-vacant properties, the process can be more complicated if the intrusion is not detected quickly.
These distinctions highlight the importance of being able to prove the ongoing use of the property at any time, even if it is not occupied daily.
Squatters tend to target properties that are:
A lack of presence and surveillance is therefore one of the main risk factors. This is why adopting a global protection strategy—covering physical, administrative, and legal aspects—is so important.
Well-designed security is key to preventing intrusion. It concerns both the physical resistance of the home and its surveillance.
Armored doors, certified locks, and reinforced frames are now the minimum protection recommended. Windows, especially those on the ground floor or facing inner courtyards, should also be equipped with anti-break-in devices. The goal is not only to make entry difficult but also to discourage any attempt to break in.
Poorly protected properties are prime targets because intruders avoid complications. The cost of high-security locks or reinforced shutters should be weighed against the potentially lengthy eviction process and the damage squatters may cause.
Beyond physical resistance, modern surveillance systems play a major role. An alarm, combined with remote monitoring, ensures a quick intervention in the event of forced entry. Connected cameras, which can be activated remotely, improve vigilance and provide undeniable proof in the event of squatting.
Technology today allows full control of a property from anywhere: real-time alerts, visual checks, activity logs… These systems act as a strong deterrent, especially when visible.
Squatters look for signs of vacancy. An overflowing mailbox, shutters permanently closed, neglected garden, or complete lack of activity can motivate them to try an occupation.
Even during extended absence, several solutions help show that the property remains under control: regular visits from a friend or neighbor, mail collection, scheduled lighting, or outdoor maintenance by professionals. Even occasional presence can discourage intruders.
In urban areas, notifying a few neighbors is often recommended: the more attentive the community, the stronger the protection.
The best way to reduce the risk is to avoid leaving your property entirely vacant. Temporary rentals—particularly to students, mobile workers, or companies—ensure legal occupancy and guarantee rental income.
Some organizations also offer live-in caretakers—sometimes referred to as “temporary guardianship” or “anti-squat”—who supervise properties awaiting sale, renovation, or market listing. This protects the property while allowing controlled and legal use.
If you want your property to be occupied legally by tenants rather than squatters, contact our advisors for easy, stress-free rental management.
Standard home insurance does not always cover the consequences of squatting. To be properly protected, it is recommended to check for specific coverage options such as:
Requesting quotes helps tailor protection to the property value and vacancy duration. In some cases, insurers may also require proof of maintenance or enhanced security.
Acting quickly is crucial. The longer the delay, the more the situation becomes complicated. As soon as an intrusion is detected, the owner must gather proof of ownership and immediately notify the authorities.
It is necessary to differentiate illegal occupation from simple temporary presence. Clear warning signs include a changed lock, refusal to grant access, or unknown personal belongings found inside the home.
Recent reforms have accelerated police intervention to better protect owners. A complaint must be filed as soon as possible with all necessary ownership documents. The prefecture can then order squatters to vacate the premises much quicker than before, especially when it concerns a residence.
However, it remains essential to follow the legal process: regaining possession without administrative or judicial authorization may result in prosecution against the owner.
It is crucial to distinguish illegal squatting from a tenant overstaying after a lease ends.
In the latter case, Article 38 of the DALO law does not apply. The owner cannot request immediate eviction from the prefecture since the tenant initially entered the property legally.
When amicable solutions fail, a standard eviction procedure must be followed:
A well-written lease plays an essential role here. A termination clause can justify lease cancellation more quickly in cases of unpaid rent or unauthorized occupation.
The owner must not act alone. Forcing entry, cutting electricity, or changing locks may backfire… and even lead to charges for violating the occupier’s home.
Consulting real-estate professionals or a specialized lawyer ensures secure and legally compliant action.
Beyond security measures, administrative vigilance is indispensable. Keeping utility bills, active leases, or any document proving occupation greatly facilitates legal procedures. For rental properties, it is wise not to leave them vacant too long between tenants.
Surveillance systems, clear contracts, or professional property management offer continuous proof of control—even indirectly.
Zero risk does not exist, but a combination of measures significantly reduces the danger. A maintained, monitored, and legally well-protected home has very little chance of being targeted by squatters. And in case of illegal occupation, the owner must take action quickly, methodically, and within legal frameworks.
Preventing squatting is not just about alarms or cameras. It is a comprehensive strategy involving:
For property owners, protecting their assets is essential. Thanks to proper measures and knowledge of eviction procedures, it is now possible to reduce risks and defend property rights effectively.
With Lodgis, your property is occupied by reliable and verified tenants, which greatly reduces the risk of squatting and ensures continuous profitability.
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