Squatters' Rights in California
California rules on squatters & abandoned property for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: California has no special fast-track squatter-removal statute. Entering and occupying property without the consent of the owner, the owner's agent, or the person in lawful possession is misdemeanor trespass. Cal. Penal Code § 602(m), (o) (as amended by SB 602, Stats. 2023, ch. 404); Cal. Penal Code § 602.3; Cal. Civ. Proc. Code § 1167 (as amended by AB 2347, Stats. 2024, ch. 512)
The rules in California
| Squatters / unauthorized occupants | California has no special fast-track squatter-removal statute. Entering and occupying property without the consent of the owner, the owner's agent, or the person in lawful possession is misdemeanor trespass. Refusing to leave property that is not open to the public, after the owner or a peace officer acting at the owner's request asks the person to leave, is also trespass. An owner can file one notarized request on the police agency's form so officers can act against trespassers for up to 12 months (or a shorter period set by local ordinance) while the owner is absent or the property is closed and posted. The request may be submitted electronically and ends if the property is sold. If police will not act (for example, because the occupant claims to be a tenant), the owner must go to court with an unlawful detainer or forcible detainer case (CCP 1159 et seq.). The occupant has 10 court days to respond after being served. A single lodger in an owner-occupied home who stays after a proper Civ. Code 1946.5 notice expires commits an infraction and may be arrested and removed. Whether police will remove a particular occupant is a local enforcement decision. Lodger rule: Penal Code § 602.3; https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PEN§ionNum=602.3 |
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| Belongings left behind | When belongings are left after a tenancy ends and the tenant has moved out, the landlord must give written notice to the tenant and to anyone the landlord reasonably believes owns the property. The notice must describe the property, say where it can be claimed, say that reasonable storage costs may be charged, and set a claim deadline at least 15 days after personal delivery or 18 days after mailing. Notice goes by personal delivery or first-class mail to the last known address, with a copy mailed to the vacated unit; email may also be used if the tenant provided an address. The landlord must keep the property on the premises or in safe storage with reasonable care. Property reclaimed within 2 days of move-out from the dwelling must be released without storage charges. Unclaimed property must be sold at a public sale advertised in a newspaper, with leftover proceeds paid to the county, where the owner can claim them within 1 year. If the landlord reasonably believes the total resale value is under $700, the landlord may keep or dispose of it. Property left after a sheriff's eviction lockout follows the same notice, storage, and disposal rules. Model notice forms appear in Civ. Code §§ 1984 (to the former tenant) and 1985 (to other owners). The chapter does not apply to commercial property other than self-storage (§ 1980.5, as amended by AB 1916, Stats. 2024). Text verified via the Legislative Counsel pubinfo database. |
Related questions
California vs. neighboring states
| State | Squatters / unauthorized occupants | Belongings left behind |
|---|---|---|
| California | California has no special fast-track squatter-removal statute. Entering and occupying property without the consent of the owner, the owner's agent, or the person in lawful possession is misdemeanor trespass. Refusing to leave property that is not open to the public, after the owner or a peace officer acting at the owner's request asks the person to leave, is also trespass. An owner can file one notarized request on the police agency's form so officers can act against trespassers for up to 12 months (or a shorter period set by local ordinance) while the owner is absent or the property is closed and posted. The request may be submitted electronically and ends if the property is sold. If police will not act (for example, because the occupant claims to be a tenant), the owner must go to court with an unlawful detainer or forcible detainer case (CCP 1159 et seq.). The occupant has 10 court days to respond after being served. A single lodger in an owner-occupied home who stays after a proper Civ. Code 1946.5 notice expires commits an infraction and may be arrested and removed. Cal. Penal Code § 602(m), (o) (as amended by SB 602, Stats. 2023, ch. 404); Cal. Penal Code § 602.3; Cal. Civ. Proc. Code § 1167 (as amended by AB 2347, Stats. 2024, ch. 512) | When belongings are left after a tenancy ends and the tenant has moved out, the landlord must give written notice to the tenant and to anyone the landlord reasonably believes owns the property. The notice must describe the property, say where it can be claimed, say that reasonable storage costs may be charged, and set a claim deadline at least 15 days after personal delivery or 18 days after mailing. Notice goes by personal delivery or first-class mail to the last known address, with a copy mailed to the vacated unit; email may also be used if the tenant provided an address. The landlord must keep the property on the premises or in safe storage with reasonable care. Property reclaimed within 2 days of move-out from the dwelling must be released without storage charges. Unclaimed property must be sold at a public sale advertised in a newspaper, with leftover proceeds paid to the county, where the owner can claim them within 1 year. If the landlord reasonably believes the total resale value is under $700, the landlord may keep or dispose of it. Property left after a sheriff's eviction lockout follows the same notice, storage, and disposal rules. Cal. Civ. Code §§ 1983-1988; Cal. Civ. Proc. Code § 1174(e)-(l) |
| Arizona | The owner files a forcible detainer action in court. There is no affidavit-based police removal procedure. Under SB 1426 (2026), a person who entered by force commits forcible detainer by refusing to leave after a reasonable request from the owner or the owner's agent, if all of these apply: the property is or includes a residential dwelling; the occupant is unauthorized; the owner has told the occupant to leave; the property was not open to the public when the occupant entered; and the occupant is not a current or former tenant, a cohabitant by prior agreement, an immediate family member of the owner, or a party to pending litigation with the owner. In those cases the owner does not have to wait 5 days after a written demand. The Arizona Supreme Court must adopt rules for expeditious resolution, and the writ of restitution issues immediately after the court signs a judgment against the unauthorized person. Entering or remaining unlawfully in a residential structure is criminal trespass in the first degree, a class 6 felony. A.R.S. §§ 12-1171, 12-1173(A)(3)(b), (B), (C) (as amended by SB 1426, 2026); A.R.S. § 13-1504(A)(1), (B) | If the tenant abandons the unit, the landlord must send a notice of abandonment by certified mail, return receipt requested, to the tenant's last known address and any known alternate addresses, and post the notice on the door or another conspicuous place for 5 days. A unit counts as abandoned if (1) the tenant has been absent without notice for at least 7 days, rent has been unpaid for 10 days, and nothing suggests the tenant still lives there other than personal property left behind, or (2) the tenant has been absent for at least 5 days, rent has been unpaid for 5 days, and no personal property remains. For property left behind, the landlord must inventory it, notify the tenant where it is stored and what storage costs, and hold it for 14 calendar days with reasonable care. After that, the landlord may sell or donate it. Sale proceeds go first to unpaid rent and costs, and any excess goes to the tenant. Records and any undeliverable excess are kept for 12 months. Perishables, plants, and hazardous items may be disposed of right away, and property of minimal value may be destroyed. Before the property is sold, a tenant who gives written notice has 5 days to reclaim it by paying removal and storage costs. The tenant may retrieve clothing, tools of the trade, and identification and financial documents without paying costs first. If the tenant returned the keys, the landlord may dispose of anything left without liability unless the parties agreed otherwise in writing. The same property rules apply the day after a writ of restitution is executed. A.R.S. §§ 33-1370(A)-(J), 33-1368(E), 33-1314(E)-(G) |
| Nevada | Summary court process for forcible entry/detainer by an unlawful or unauthorized occupant. The owner (or authorized representative or authorized occupant) serves a written notice to surrender that tells the occupant they are guilty of forcible entry or detainer, gives them 4 judicial days to leave, names the court, explains their right to contest by filing an affidavit with the court by close of business on the 4th judicial day, warns that the sheriff or constable may remove them within 24 hours of a court order, and explains storage and disposal of belongings (disposable 14 calendar days after removal or surrender; storage costs must be paid first). It must be served in person before a witness (no witness needed if a sheriff, constable or licensed process server serves it), or by leaving it with a suitable person and mailing it, or by posting and mailing it (addressed to 'Current Occupant' if unknown). If the occupant does not leave, the owner files an affidavit of complaint; if no contest affidavit was filed and the evidence suffices, the court must order removal within 24 hours of the sheriff's receipt. If all known adult occupants are arrested for housebreaking or unlawful occupancy, the owner may retake possession and change the locks, posting and filing a notice that gives the occupant 21 days to seek reentry in court. Owners can recover treble damages for forcible entry. NRS 40.230, 40.240, 40.280(2), 40.412, 40.414 | The landlord must store property left after abandonment or eviction safely for 30 days and may charge reasonable, actual inventory, moving and storage costs before releasing it. After 30 days, the landlord may dispose of it (and recover costs from it) only after making reasonable efforts to locate the tenant, mailing the tenant written notice of the intent to dispose (to the present or last known address), and waiting 14 days after the notice. Vehicles follow the abandoned-vehicle law (NRS ch. 487). For 5 days after an eviction or lockout, the landlord must give the former tenant a reasonable chance to retrieve essential items such as medication, baby formula, basic clothing and personal care items. Disputes over costs or access go to the justice court under NRS 40.253. NRS 118A.460 |
| Oregon | A 'squatter' is a person occupying a dwelling (or other property used for dwelling) who is not entitled under a rental agreement or authorized by the tenant; a tenant holding over is not a squatter. The owner or landlord may give the squatter 24 hours' written notice stating the date and time to vacate and that the cause is the person's status as a squatter, then take possession through the forcible entry and detainer (FED) court process (ORS 105.100-105.168). The notice does not create a tenancy. No statute authorizes police removal without a court judgment. ORS 91.140 (2025 c.356); ORS 90.100(47); ORS 105.115(1)(h) | Before storing, selling or disposing of abandoned property the landlord must give written notice by personal delivery or first-class mail (to the premises, any known P.O. box and any forwarding address) stating the property is considered abandoned, where it is stored, and a date to contact the landlord: not less than 5 days after personal delivery or 8 days after mailing (45 days for manufactured dwellings/floating homes). Landlord must store goods with reasonable care and may charge reasonable storage costs (not after a sheriff's restitution). If the tenant responds, landlord must make the property available for 15 days (30 for dwellings/homes). If unclaimed, property is conclusively presumed abandoned and may be sold at public or private sale or, if low value, disposed of. ORS 90.425 |
City rules that may add to state law
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More California rental law
- California Security Deposit Law
- California Eviction Laws
- California Notice to Vacate Rules
- Landlord Entry Rules in California
- California Repairs & Tenant Remedies
- California Rent Increase & Late Fee Laws
- Breaking a Lease in California
- California Rental Fee Rules
- California Section 8, Records & Right to Counsel
- California Mold, Pests, Heat & AC Rules
- California Privacy, Guests & Animal Rules
- California Landlord Selling the House
- California Lockouts, Utility Shutoffs & Retaliation
- California Subletting, Lease Endings & Tenant Death
- All California landlord-tenant rules
- Free legal help in California
Compare squatters & abandoned property in all 50 states and DC →
Squatters' Rights in California FAQ
How do you remove a squatter in California?
California has no special fast-track squatter-removal statute. Entering and occupying property without the consent of the owner, the owner's agent, or the person in lawful possession is misdemeanor trespass. Refusing to leave property that is not open to the public, after the owner or a peace officer acting at the owner's request asks the person to leave, is also trespass. An owner can file one notarized request on the police agency's form so officers can act against trespassers for up to 12 months (or a shorter period set by local ordinance) while the owner is absent or the property is closed and posted. The request may be submitted electronically and ends if the property is sold. If police will not act (for example, because the occupant claims to be a tenant), the owner must go to court with an unlawful detainer or forcible detainer case (CCP 1159 et seq.). The occupant has 10 court days to respond after being served. A single lodger in an owner-occupied home who stays after a proper Civ. Code 1946.5 notice expires commits an infraction and may be arrested and removed. (Cal. Penal Code § 602(m), (o) (as amended by SB 602, Stats. 2023, ch. 404); Cal. Penal Code § 602.3; Cal. Civ. Proc. Code § 1167 (as amended by AB 2347, Stats. 2024, ch. 512))
What can a landlord do with a tenant's abandoned property in California?
When belongings are left after a tenancy ends and the tenant has moved out, the landlord must give written notice to the tenant and to anyone the landlord reasonably believes owns the property. The notice must describe the property, say where it can be claimed, say that reasonable storage costs may be charged, and set a claim deadline at least 15 days after personal delivery or 18 days after mailing. Notice goes by personal delivery or first-class mail to the last known address, with a copy mailed to the vacated unit; email may also be used if the tenant provided an address. The landlord must keep the property on the premises or in safe storage with reasonable care. Property reclaimed within 2 days of move-out from the dwelling must be released without storage charges. Unclaimed property must be sold at a public sale advertised in a newspaper, with leftover proceeds paid to the county, where the owner can claim them within 1 year. If the landlord reasonably believes the total resale value is under $700, the landlord may keep or dispose of it. Property left after a sheriff's eviction lockout follows the same notice, storage, and disposal rules. (Cal. Civ. Code §§ 1983-1988; Cal. Civ. Proc. Code § 1174(e)-(l))
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.