Squatters Haitham A. Hijazi Rushern L. Baker, III Director County - - PowerPoint PPT Presentation

Squatters

Department of Permitting, Inspections and Enforcement

Presentation to the Prince George’s County Council Tuesday October 28, 2014

Rushern L. Baker, III County Executive

Haitham A. Hijazi Director

Squatters

• Squatting consists of occupying an abandoned or

unoccupied area of land and/or a building - usually residential - that the “squatter” does not own, rent or

• therwise have lawful permission to use.
• Squatting is not only in Prince George’s County, but is

reported throughout the United States and in other parts of the world such as Australia and Brazil.

• Author Robert Neuwirth suggests there may be as

many as one billion squatters globally.

Squatters

Adverse Possession

• Legal precedent in the United States, referred to as

adverse possession done through the courts, sets forth that if a squatter lives "openly, continuously and hostilely" in a dwelling for 20 years, he/she can become the owner.

• This applies to vacant property where property taxes are

not being paid.

• Criteria that must be met to make this a reality:
• “Squatter” makes no attempt to hide the habitation
• “Squatter lives in the dwelling continuously and without

permission (hostilely)

• If the “squatter” pays property taxes on the dwelling, then

when 20 years is reached, he/she is considered the

• wner.

Squatters

• Bank Foreclosures
• Property owner refuses to leave
• Property owner illegally rents

property to a 3rd party after foreclosure

• Criminal Trespassing
• Fraudulent Rentals

Squatter Case Types

Squatters

Enforcement/Vacant Properties Unit

• Vacant and Abandoned – Are declared

unfit due to lack of utilities and structural defects

• These properties can be demolished

under CB-78 or Court Order due to structural defects.

• Vacant and Maintained –DPIE must

monitor to ensure compliance with housing codes

Squatters

• DPIE Foreclosure Data Base
• Estimated more that 18,000

entries

• Notices of intent to foreclose
• Properties may receive multiple

notifications

Foreclosures

Squatters

• Vacant Properties Data Base
• As of October 27, 2014, 2,500

verified properties

• Identified in 6 of 9 Council Districts
• None identified in Districts 2, 7 & 8

Vacant Properties

Demolitions

2012/48 2013/32

Stat atus us of Speci pecial al Cases es TOTALS LS Pendi ding ng Comp mpliance ance of Violati ation n Notice 14 14 Title e Sear arch Reque uest sted ed Abstrac act of Title e Recei eived ed To Count unty y Attorne ney y for Court urt Order der 1 Court urt Order der Issu sued ed 4 Sent nt to Purch chas asing ng for Contrac act 6 Demo molition n Contract act Let 2 CB147 47 & CB78 1

Total 28 28

Collaborative Effort

• Participating Agencies:
• DPIE Enforcement Division
• Office of Law
• States Attorney
• Police Department
• Sheriff’s Office
• Other County Agencies (i.e. Departments of

Social Services and Family Services)

Squatters

• County S-Dat Reports
• Foreclosure Registries
• MD Case Search for Lawful and Unlawful Evictions
• Research MD Records for Last Known Owner
• Research County Tax Records to Determine

Responsible Party

• Preservation Companies
• Bank Ownership
• Foreclosure Data Bases (Prince George’s County/State)

All foreclosures are not necessarily vacant, but there is a direct relationship between foreclosures and vacant property. Investigative Tools

Squatters

• Current cases identified as

squatters:

• Fraudulent rental cases
• Total = 34
• 1 Case on the Court’s docket
• 2 Court-ordered evictions will be

carried out within next 30 days

Squatters

5603 Regency Lane, District Heights, MD 20747

• Fraudulent/illegal rental
• Court order includes Order for Eviction
• One occupant is a blind adult male

4627 Dowell Lane, Suitland, MD 20746

• Fraudulent/illegal rental
• Court order includes Order of Eviction
• Occupants are two young adult females, each with

young children. Case Type Scenarios

Deputy Director Department of Permitting, Inspections and Enforcement 301.636.2020

Questions or for additional information, please contact: