If you’re a real estate investor in Lawton, you already know not everything is smooth sailing—especially when it comes to squatters, evictions, and adverse possession. All three can create legal and financial headaches if you don’t know the ropes. But don’t panic! We’re here to walk you through the basics and show how DHS Realty Group can help you score the best property deals while shielding your investments from these risks.
1. What Is Squatting?
Squatting happens when someone occupies a property without the owner’s knowledge or consent. It might be a protest against high housing costs, or just someone needing a place to stay. Either way, it can be a nightmare for investors. The last thing you want is someone living in your space, not paying rent, and making it impossible to sell or rent to legitimate tenants. This is bigger issue especially during the winter months here. When the temperature drops it’s easy to imagine any of us in a situation where we don’t have a roof over our heads to look for someplace to get out of the cold and snow. This happens more often when the home might be in the process of a rehab or make ready. When we have multiple projects going we might not be at the house everyday depending on what work needs to be done, what contractors are available or when we are waiting on permits or inspections. People will see an opportunity to “move in”. If a property isn’t going to be occupied it’s important to get over there regularly to solve any issues early. The longer someone or a group of people stay in a property the harder it is to get them out.
Key Takeaway: Squatting laws vary depending on the area. If it happens to you, talk to legal counsel ASAP to avoid bigger troubles.
2. Understanding Eviction Laws
Evictions can get tricky—and they’re different everywhere. In Lawton, landlords typically must give tenants a 30-day notice to vacate before filing for eviction. Miss a step or skip a notice? You could end up stuck with non-paying tenants for longer than you ever intended.
Pro Tip: If you’re dealing with occupants who refuse to pay or leave, sometimes it’s tied to larger tenant issues—like property damage or conflicts. To learn more about handling those tough tenant conflicts, check out our post on tenant troubles. It gives you an idea of how to manage occupant disputes before they become a total disaster.
3. Adverse Possession in Lawton
Adverse possession essentially means someone can gain ownership of a property by openly occupying it for a set period without the owner’s permission. If you neglect your property and someone else basically “acts like” the owner long enough—often around 15 years or so—they could claim legal possession. It’s rare, but it happens.
4. Protecting Your Investment
The best move? Work with a solid team who knows the local rules. DHS Realty Group can steer you away from properties prone to squatters or complicated occupancy disputes. Our local know-how helps you spot red flags fast, so you don’t risk losing time—or money—on a property with hidden occupant issues. Lawton is very interesting and the neighborhoods can change very quickly from street to street. Depending on your strategy for the type of property and neighborhood you choose to invest in make sure you know what you are getting into and have the right people and systems in place.
5. Conduct Thorough Due Diligence
Before signing on any dotted lines, dig deeper. Make sure the property doesn’t have a messy history with prior tenants or squatter situations. This is where DHS Realty Group comes in handy. We’ll guide you through the due diligence stage, ensuring your investment stays safe and profitable. The more important issue around due diligence relates to the work that needs to be done especially if you are going to apply for section 8. They have specific rules that must be considered and planned for.
6. Work with an Experienced Attorney
Sometimes, you just can’t avoid legal tangles. Having an attorney who truly understands Lawton’s real estate laws is invaluable—especially if you’re stuck evicting someone or facing an adverse possession claim. While we’re pros at identifying good deals, we also know reputable real estate lawyers who can back you up.
7. Consider Partnering with a Property Management Company
Not everyone wants to handle late-night calls about broken pipes or chase down overdue rent checks. A property management company can help you keep your place in top shape and ensure tenants are vetted. And if occupant issues arise, they’ll tackle them head-on, hopefully before things escalate. We can connect you with reliable managers so you can focus on expanding your portfolio (or enjoying your free time).
8. Know Your Local Zoning Rules
Zoning laws dictate how you can use your property—whether it’s commercial, residential, or something in between. Violating local zoning could leave you with fines or even force you to sell. We at DHS Realty Group can point you toward properties that already match your investment goals, so you’re not fighting city ordinances down the line.
9. Finding the Right Deals
Our bread and butter at DHS Realty Group is hooking up investors with undervalued properties that fit their strategy. Whether you’re into fixing-and-flipping, renting, or looking for commercial deals, we know the neighborhoods in Lawton that offer real potential. You might also want to look at tips in our professional home buyer piece to see why partnering with experts can fast-track your success.
10. Valuable Local Insights
We keep a finger on the pulse of Lawton’s real estate scene. That means we’ll tell you if certain areas are high-risk for squatters or if local ordinances might complicate evictions. Think of us as your real estate “insider”—always ready to share trends and point you to smarter buys.
Ready to Strengthen Your Portfolio?
Managing squatters, evictions, and adverse possession might sound daunting—but you don’t have to tackle them alone. Working with a knowledgeable team (like DHS Realty Group) can help you sidestep the pitfalls. We’re here to support your real estate investment goals in Lawton, whether you’re just starting out or growing an existing portfolio.
Need more guidance? Give us a call at 940-249-5752. We’ll talk you through local laws, highlight investment opportunities, and help you keep your properties safe from squatters, adverse possession claims, or any other hurdles that come your way.