Florida Squatter Law: What HB 621 Means for Landlords

You discover someone living in your vacant rental. They've never paid rent. They've never signed a lease. They just moved in. Before July 2024, getting them out could take months and thousands in legal fees. Florida's HB 621 changed that—but only when you're dealing with a true squatter, not a holdover tenant.

Here's what the law does, when it applies, and how to avoid the costly mistake of using it when you shouldn't.

What Did HB 621 Actually Change?

HB 621 took effect July 1, 2024. It created a new expedited sheriff removal process under Florida Statute 82.036. Before the law, squatter removal meant filing an unlawful detainer or ejectment action, serving the occupant, waiting for a court hearing, obtaining a writ of possession, and then having the sheriff execute it. That timeline stretched to months. Squatters could present fake leases and police would treat it as a civil landlord-tenant dispute—nothing they could do. Now, when you qualify, you submit a verified complaint to the county sheriff. The sheriff verifies ownership, serves notice to vacate immediately, and can remove the occupant within 24–48 hours.

The law also added three criminal offenses. First, a second-degree felony for unlawfully occupying a dwelling with intent to cause $1,000 or more in property damage—up to 15 years in prison. Second, a first-degree misdemeanor for using false documents that purport to be a valid lease, deed, or other instrument conveying property rights—that's the fake lease so many squatters wave at police. Third, a first-degree felony for knowingly listing, advertising, selling, or renting residential property without legal authority—the people who run squatting schemes. Those penalties give squatters—and the people who help them—real consequences.

HB 621 took effect July 1, 2024. It created a new expedited sheriff removal process under Florida Statute 82.036. Before the law, squatter removal meant filing an unlawful detainer or ejectment action, serving the occupant, waiting for a court hearing, obtaining a writ of possession, and then having the sheriff execute it. That timeline stretched to months. Squatters could present fake leases and police would treat it as a civil landlord-tenant dispute—nothing they could do. Now, when you qualify, you submit a verified complaint to the county sheriff. The sheriff verifies ownership, serves notice to vacate immediately, and can remove the occupant within 24–48 hours.

The law also added three criminal offenses. First, a second-degree felony for unlawfully occupying a dwelling with intent to cause $1,000 or more in property damage—up to 15 years in prison. Second, a first-degree misdemeanor for using false documents that purport to be a valid lease, deed, or other instrument conveying property rights—that's the fake lease so many squatters wave at police. Third, a first-degree felony for knowingly listing, advertising, selling, or renting residential property without legal authority—the people who run squatting schemes. Those penalties give squatters—and the people who help them—real consequences.

Is This Person a Squatter or a Holdover Tenant?

This is the question that determines everything. HB 621 does not apply to holdover tenants. If there was ever a landlord-tenant relationship—a lease, rent payments, even a verbal agreement—you must use the formal eviction process. No shortcuts.

A squatter is someone who entered without permission and has no legal right to be there. They may present a fake lease. They may claim they're "adverse possessing" the property. They never had your authorization to occupy.

A holdover tenant is someone who had a valid rental relationship that has ended—lease expired, you gave notice, they stopped paying—but they won't leave. That's a different legal path. You file an unlawful detainer action, go through court, and get a writ of possession. Our formal eviction process guide walks through that step-by-step.

The critical rule: Any prior landlord-tenant relationship means HB 621 is off the table. Use eviction. When in doubt, talk to an attorney before filing the sheriff complaint.

This is the question that determines everything. HB 621 does not apply to holdover tenants. If there was ever a landlord-tenant relationship—a lease, rent payments, even a verbal agreement—you must use the formal eviction process. No shortcuts.

A squatter is someone who entered without permission and has no legal right to be there. They may present a fake lease. They may claim they're "adverse possessing" the property. They never had your authorization to occupy.

A holdover tenant is someone who had a valid rental relationship that has ended—lease expired, you gave notice, they stopped paying—but they won't leave. That's a different legal path. You file an unlawful detainer action, go through court, and get a writ of possession. Our formal eviction process guide walks through that step-by-step.

The critical rule: Any prior landlord-tenant relationship means HB 621 is off the table. Use eviction. When in doubt, talk to an attorney before filing the sheriff complaint.

What Happens If You Use HB 621 When You Shouldn't?

Wrongful removal carries serious penalties. A person wrongfully removed under the expedited process can sue you for actual damages, three times the fair market rent of the dwelling, court costs, and reasonable attorney fees. The court will advance the case on the calendar—meaning it moves fast.

A 2024 Pensacola case illustrates the risk. Bob Coffman had lived in his home for three years with utility bills and receipts to prove it. Someone falsely claimed ownership and used the HB 621 process. Coffman was given 15 minutes to leave. He's now suing. That's the kind of mistake that can wipe out years of rental income.

Wrongful removal carries serious penalties. A person wrongfully removed under the expedited process can sue you for actual damages, three times the fair market rent of the dwelling, court costs, and reasonable attorney fees. The court will advance the case on the calendar—meaning it moves fast.

A 2024 Pensacola case illustrates the risk. Bob Coffman had lived in his home for three years with utility bills and receipts to prove it. Someone falsely claimed ownership and used the HB 621 process. Coffman was given 15 minutes to leave. He's now suing. That's the kind of mistake that can wipe out years of rental income.

How Does the HB 621 Removal Process Work?

When you're confident the occupant is a true squatter—no lease, no rent history, no permission—you follow the process in Florida Statute 82.036.

Eligibility checklist—all must be true: You're the owner or authorized agent. The property is a residential dwelling. The occupant entered unlawfully and remains without permission. The property wasn't open to the public when they entered. You've directed them to leave. They're not a current or former tenant under any rental agreement. They're not an immediate family member. There's no pending litigation between you and the occupant. If any of these fail, you use the eviction process instead.

Step 1: Gather proof of ownership. You need a recorded deed or property appraiser record showing you're the owner. If you're acting as an agent (property manager, attorney), you need notarized authorization and a copy of the deed.

Step 2: Complete the verified complaint. The form is "Complaint to Remove Persons Unlawfully Occupying Residential Real Property." You initial each condition under penalty of perjury: you're the owner, the property is residential, the occupant entered unlawfully, they're not a tenant, they're not family, there's no pending litigation, and you've directed them to leave.

Step 3: Submit to the sheriff. File the complaint with the sheriff of the county where the property is located.

Step 4: Sheriff verification and removal. The sheriff verifies your identity and right to possess the property. If verified, they serve a notice to vacate immediately—by hand or by posting on the front door. They'll attempt to identify everyone in the dwelling and note it on the return of service. They may arrest the occupant for trespass, outstanding warrants, or other legal cause. You can request the sheriff stand by while you change locks and move the occupant's belongings to the property line. The sheriff has immunity for property loss during removal; you don't, unless the removal was wrongful.

Cost: Most counties charge around $90 for the civil eviction fee, plus a reasonable hourly rate if the sheriff stands by during lock change. An attorney can help with complex cases for roughly $500–$1,000. Compare that to a full eviction: $545+ in filing and service fees, plus attorney fees, over 2–4 months. The Florida Senate's bill analysis documents the fiscal impact and legislative intent if you want to dig deeper.

When you're confident the occupant is a true squatter—no lease, no rent history, no permission—you follow the process in Florida Statute 82.036.

Eligibility checklist—all must be true: You're the owner or authorized agent. The property is a residential dwelling. The occupant entered unlawfully and remains without permission. The property wasn't open to the public when they entered. You've directed them to leave. They're not a current or former tenant under any rental agreement. They're not an immediate family member. There's no pending litigation between you and the occupant. If any of these fail, you use the eviction process instead.

Step 1: Gather proof of ownership. You need a recorded deed or property appraiser record showing you're the owner. If you're acting as an agent (property manager, attorney), you need notarized authorization and a copy of the deed.

Step 2: Complete the verified complaint. The form is "Complaint to Remove Persons Unlawfully Occupying Residential Real Property." You initial each condition under penalty of perjury: you're the owner, the property is residential, the occupant entered unlawfully, they're not a tenant, they're not family, there's no pending litigation, and you've directed them to leave.

Step 3: Submit to the sheriff. File the complaint with the sheriff of the county where the property is located.

Step 4: Sheriff verification and removal. The sheriff verifies your identity and right to possess the property. If verified, they serve a notice to vacate immediately—by hand or by posting on the front door. They'll attempt to identify everyone in the dwelling and note it on the return of service. They may arrest the occupant for trespass, outstanding warrants, or other legal cause. You can request the sheriff stand by while you change locks and move the occupant's belongings to the property line. The sheriff has immunity for property loss during removal; you don't, unless the removal was wrongful.

Cost: Most counties charge around $90 for the civil eviction fee, plus a reasonable hourly rate if the sheriff stands by during lock change. An attorney can help with complex cases for roughly $500–$1,000. Compare that to a full eviction: $545+ in filing and service fees, plus attorney fees, over 2–4 months. The Florida Senate's bill analysis documents the fiscal impact and legislative intent if you want to dig deeper.

What About Adverse Possession?

You've probably heard that squatters can "take" your property after 30 days. That's a myth. Florida Statute 95.18 requires 7 years of continuous possession, payment of all property taxes within one year of entry and every year after, and a proper legal description filed with the property appraiser. There's no 30-day shortcut.

HB 621 actually makes adverse possession harder for squatters. By letting you remove unlawful occupants quickly, it prevents the 7-year clock from running. The sooner you act, the less risk of a long-term claim.

You've probably heard that squatters can "take" your property after 30 days. That's a myth. Florida Statute 95.18 requires 7 years of continuous possession, payment of all property taxes within one year of entry and every year after, and a proper legal description filed with the property appraiser. There's no 30-day shortcut.

HB 621 actually makes adverse possession harder for squatters. By letting you remove unlawful occupants quickly, it prevents the 7-year clock from running. The sooner you act, the less risk of a long-term claim.

Real Cases: What HB 621 Looks Like in Practice

Patti Peeples, Jacksonville (2024): Investment property for sale. Squatters produced a fake lease. Before HB 621, she'd have faced months of court. With the new law, she had them out in 36 days. Her case helped drive the legislation.

Tommy Terrell, Vero Beach (February 2025): Serial squatter arrested after moving into a Zillow-listed home with a fake $25,000 lump-sum lease. When the owner showed up, Terrell couldn't identify her. The first-degree misdemeanor for fake documents applies here—and the first-degree felony for fraudulently renting property applies to anyone who runs such schemes.

Bob Coffman, Pensacola (2024): Legitimate tenant wrongfully removed when someone falsely claimed ownership. Coffman had three years of utility bills and receipts. He was given 15 minutes to leave. His case is a cautionary tale: verify before you file.

Patti Peeples, Jacksonville (2024): Investment property for sale. Squatters produced a fake lease. Before HB 621, she'd have faced months of court. With the new law, she had them out in 36 days. Her case helped drive the legislation.

Tommy Terrell, Vero Beach (February 2025): Serial squatter arrested after moving into a Zillow-listed home with a fake $25,000 lump-sum lease. When the owner showed up, Terrell couldn't identify her. The first-degree misdemeanor for fake documents applies here—and the first-degree felony for fraudulently renting property applies to anyone who runs such schemes.

Bob Coffman, Pensacola (2024): Legitimate tenant wrongfully removed when someone falsely claimed ownership. Coffman had three years of utility bills and receipts. He was given 15 minutes to leave. His case is a cautionary tale: verify before you file.

How Do You Protect Your Property Before Squatters Move In?

Prevention beats removal every time. Your landlord responsibilities include maintaining the property—and that includes making it less attractive to squatters.

Inspect vacant properties regularly. At least monthly. Document the condition. If someone has moved in, you'll notice sooner.

Keep the property looking lived-in. Maintain landscaping. Collect or forward mail. Empty houses with overgrown yards and piled mail signal "no one's watching."

Secure the property. Change locks between tenants. Consider alarms or cameras. Motion lights help.

Use written leases only. A proper lease agreement establishes a clear legal relationship. Verbal-only arrangements create ambiguity. Strong tenant screening reduces the chance you'll end up with someone who won't leave—but screening doesn't stop strangers who break in.

Consider a property manager if you're out of state. Remote owners are higher risk. A local manager can inspect regularly, document vacancies, and act fast if someone unauthorized appears. Landlord insurance won't cover squatter damage in most cases, but it's still part of a solid risk plan.

Prevention beats removal every time. Your landlord responsibilities include maintaining the property—and that includes making it less attractive to squatters.

Inspect vacant properties regularly. At least monthly. Document the condition. If someone has moved in, you'll notice sooner.

Keep the property looking lived-in. Maintain landscaping. Collect or forward mail. Empty houses with overgrown yards and piled mail signal "no one's watching."

Secure the property. Change locks between tenants. Consider alarms or cameras. Motion lights help.

Use written leases only. A proper lease agreement establishes a clear legal relationship. Verbal-only arrangements create ambiguity. Strong tenant screening reduces the chance you'll end up with someone who won't leave—but screening doesn't stop strangers who break in.

Consider a property manager if you're out of state. Remote owners are higher risk. A local manager can inspect regularly, document vacancies, and act fast if someone unauthorized appears. Landlord insurance won't cover squatter damage in most cases, but it's still part of a solid risk plan.

What Do Landlords Get Wrong About HB 621?

Assuming any unauthorized occupant qualifies. The biggest mistake is treating a holdover tenant as a squatter. Had a lease? Ever collected rent? That's eviction territory. HB 621 is only for people who entered without any permission and have no rental history with you.

Skipping the "directed them to leave" step. The statute requires that you've told the occupant to leave before filing. Document it. A dated letter, email, or written notice. If you can't prove you directed them to vacate, the sheriff may not proceed.

Relying on self-help. You can't change the locks yourself, move their stuff, or physically remove them. Florida law prohibits self-help eviction. It can lead to civil liability and criminal charges. The sheriff process exists so you don't have to.

Assuming any unauthorized occupant qualifies. The biggest mistake is treating a holdover tenant as a squatter. Had a lease? Ever collected rent? That's eviction territory. HB 621 is only for people who entered without any permission and have no rental history with you.

Skipping the "directed them to leave" step. The statute requires that you've told the occupant to leave before filing. Document it. A dated letter, email, or written notice. If you can't prove you directed them to vacate, the sheriff may not proceed.

Relying on self-help. You can't change the locks yourself, move their stuff, or physically remove them. Florida law prohibits self-help eviction. It can lead to civil liability and criminal charges. The sheriff process exists so you don't have to.

The Bottom Line

HB 621 gives Florida landlords a powerful tool when a true squatter has taken over a vacant property. Sheriff removal in 24–48 hours, criminal penalties for fake documents, and lower cost than a full eviction. But the law has sharp edges. Use it only when there is no landlord-tenant relationship. Misuse can cost you triple rent, damages, and attorney fees.

If someone is in your property and you're not sure which path applies, get legal advice before you file. The difference between a squatter and a holdover tenant is the difference between a $90 sheriff fee and a months-long eviction—or worse, a wrongful removal lawsuit. Document everything: dates, photos, any fake documents they present. That record protects you either way.

Need help managing a vacant property in Orlando or Tampa? We inspect regularly, document everything, and know when to call an attorney. Get a free rental analysis to see what your property could generate—and how we keep it protected.

HB 621 gives Florida landlords a powerful tool when a true squatter has taken over a vacant property. Sheriff removal in 24–48 hours, criminal penalties for fake documents, and lower cost than a full eviction. But the law has sharp edges. Use it only when there is no landlord-tenant relationship. Misuse can cost you triple rent, damages, and attorney fees.

If someone is in your property and you're not sure which path applies, get legal advice before you file. The difference between a squatter and a holdover tenant is the difference between a $90 sheriff fee and a months-long eviction—or worse, a wrongful removal lawsuit. Document everything: dates, photos, any fake documents they present. That record protects you either way.

Need help managing a vacant property in Orlando or Tampa? We inspect regularly, document everything, and know when to call an attorney. Get a free rental analysis to see what your property could generate—and how we keep it protected.