Squatters Haitham A. Hijazi Rushern L. Baker, III Director County Executive Department of Permitting, Inspections and Enforcement Presentation to the Prince George’s County Council Tuesday October 28, 2014
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 otherwise 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: o “Squatter” makes no attempt to hide the habitation o “Squatter lives in the dwelling continuously and without permission (hostilely) o If the “squatter” pays property taxes on the dwelling, then when 20 years is reached, he/she is considered the owner.
Squatters Squatter Case Types • Bank Foreclosures Property owner refuses to leave o Property owner illegally rents o property to a 3 rd party after foreclosure • Criminal Trespassing • Fraudulent Rentals
Squatters Enforcement/Vacant Properties Unit • Vacant and Abandoned – Are declared unfit due to lack of utilities and structural defects o 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 Foreclosures • DPIE Foreclosure Data Base Estimated more that 18,000 o entries Notices of intent to foreclose o Properties may receive multiple o notifications
Squatters Vacant Properties • Vacant Properties Data Base As of October 27, 2014, 2,500 o verified properties Identified in 6 of 9 Council Districts o None identified in Districts 2, 7 & 8 o
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 0 Abstrac act of Title e Recei eived ed 0 To Count unty y Attorne ney y for Court urt Order der 1 4 Court urt Order der Issu sued ed 6 Sent nt to Purch chas asing ng for Contrac act 2 Demo molition n Contract act Let 1 CB147 47 & CB78 28 28 Total
Collaborative Effort • Participating Agencies: o DPIE Enforcement Division o Office of Law o States Attorney o Police Department o Sheriff’s Office o Other County Agencies (i.e. Departments of Social Services and Family Services)
Squatters Investigative Tools • 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.
Squatters • Current cases identified as squatters: Fraudulent rental cases o Total = 34 o 1 Case on the Court’s docket o 2 Court-ordered evictions will be o carried out within next 30 days
Squatters Case Type Scenarios 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.
Questions or for additional information, please contact: Deputy Director Department of Permitting, Inspections and Enforcement 301.636.2020
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