What’s Needed to Remove a Squatter

“Nothing I Can Do”: What It Really Takes to Remove a Squatter in Florida

Let me tell you a story that cost me time, gas, and a bit of pride—but it might save you a serious headache.

A while back, I sent my stepson up to Jacksonville to handle what should’ve been a simple squatter removal. Someone had taken over one of our vacant properties—no lease, no rent, no permission. The sheriff had the writ. We thought everything was lined up.

But there was just one problem.

My stepson didn’t bring what’s needed to remove a squatter: proof of ownership. No deed. No property appraiser record. Just a lot of confidence and a printed notice.

The sheriff looked at him and said, “Sir, I can’t help you until you show me proof that your family owns this place.”

Boom. Game over. Squatter still in the house. Four hours of driving wasted.

This article is your warning (and friendly checklist) on what’s actually needed to remove a squatter in Florida. Whether they broke in through the window or slipped in after the last tenant moved out, you better be ready with documents—not stories.

Step One: Prove You Own the Property

Florida sheriffs won’t touch an eviction—squatter or not—without seeing legal proof that you own the place. That means:

• A recorded deed in your name (or your LLC)

• Or a Property Appraiser record card showing you as the owner

That’s it. Articles of Incorporation? Not enough. Utility bills? Nope. Verbal confirmation from your property manager? Doesn’t matter.

Without ownership proof, the sheriff will say what ours did: “Nothing I can do.”

Step Two: Use HB 621 the Right Way

In 2024, Florida passed House Bill 621, a squatter-specific law that gives you the power to bypass traditional eviction in some cases. But it comes with rules:

To qualify for HB 621 fast-track removal, you need:

• A sworn affidavit stating the person is a squatter (not a tenant)

• Proof they had no lease, no verbal agreement, and were never invited

• Proof of ownership (again!)

Once submitted to the sheriff, HB 621 allows them to remove the squatter within 24 hours. But if any part is missing, they won’t act.

Step Three: Send the Right Person

This is where I messed up.

If someone else is meeting the sheriff—a stepson, agent, contractor, whoever—they better have:

• A signed, notarized letter from you authorizing them to act

• Copies of the deed or property appraiser card

• Their own valid photo ID

Sheriffs won’t take instructions from just anyone. If you’re not there, your rep needs to show they have the legal right to speak on your behalf.

What Happens If You Show Up Unprepared?

• The sheriff cancels the eviction.

• You waste your spot on the schedule.

• You may need to refile documents.

• The squatter stays longer.

• And yes, you feel like a fool.

How I Handle It Now

After that fiasco, I created a system. I use a big red folder labeled:

SQUATTER REMOVAL – DO NOT ENTER WITHOUT THIS

Inside:

• Printed deed or appraiser record

• Affidavit for HB 621 (if applicable)

• Authorization letter

• Business license or company docs

• Copy of Writ of Possession

• Checklist and Post-it: “If it’s not all here, don’t go.”

Can You Just Change the Locks?

No.

Even if it’s your house. Even if they broke in. You cannot self-evict in Florida.

Changing the locks without a writ is illegal. You could face:

• Civil lawsuits

• Criminal charges for unlawful eviction or harassment

Only the sheriff, acting on valid documentation, can remove a squatter legally.

The Official Checklist

Final Thoughts: Don’t Wing It

Squatter removals aren’t about being right. They’re about being prepared.

I assumed the sheriff would just handle it. But unless you walk in with every single document required, nothing will happen.

Even if it’s your house.

Even if they’re not paying.

Even if they just broke in last night.

If you’re not ready, the sheriff will look at you and say the words I never want to hear again:

“Nothing I can do.”

Keep it consistent, stay patient, stay true—if I did it, so can you.

This is Jorge Vazquez, CEO of Graystone Investment Group and all our amazing companies, and Coach at Property Profit Academy.

Thanks for tuning in—until the next article, take care and keep building!

If you’d like to connect directly with me, feel free to book a time here:
https://graystoneig.com/ceo

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