Hold onto Your Hats: Evicting Squatters in Vegas is a Wild Ride!
Listen up, property owners, or just plain nosey neighbors, if you've got some unauthorized folks crashing in a vacant pad in Sin City, you're not dealing with some friendly houseguests. You're knee-deep in a squatter situation. And in Las Vegas, Nevada, this isn't just some lame civil tussle; it can actually be a straight-up criminal offense! Nevada is one of those states that said, "Nah, fam, we're not playing that adverse possession game easily." This is good news for you, the rightful owner, because it means the law is mostly on your side—but you still gotta follow the steps or you'll be giving those unauthorized occupants a free pass to mess up your legal mojo. Think of this as your personal, highly humorous, and totally legit playbook for kicking squatters to the curb. Let's get this show on the road!
Step 1: Get Your Documentation Ducks in a Row (No, Not the Casino Kind)
Before you dial 9-1-1 like it's a scene from a blockbuster, you need to prove you're the real deal. This ain't amateur hour.
1.1 Prove You're the Boss
Property Deeds/Title: You need the official documents that scream, "I own this joint!" Get copies. Original is best, but a certified copy works too. Make it snappy.
Photos/Video: Document the current state of the property, inside and out (if safe to do so). Show the unauthorized changes, the mess, the "this-is-not-how-a-responsible-owner-treats-a-place" vibe.
Utility Bills/Tax Receipts: Evidence that you've been paying the piper—namely, property taxes and utilities—during the time the squatters have been playing landlord. This shuts down any wacky adverse possession claims right quick, especially since Nevada requires five years of paying taxes for that claim to even get off the ground.
1.2 No Lease, No Peace
Crucially, you must confirm there is NO lease, rental agreement, or permission—written or verbal—given to the occupants. If they were ever tenants, even holdover ones, you might be in for a longer, more typical civil eviction process. This guide is for unauthorized occupants, the real "squatters" who are there without ever having a legal right to occupy.
 |
| How To Report Squatters In Las Vegas |
Step 2: The Initial Takedown - Call the Cops (It's Go Time!)
This is where Nevada law shines for property owners. Since "Unlawful Occupancy" (NRS § 205.0817) is a criminal offense, law enforcement can actually get involved before a civil court order, which is a huge deal.
Tip: Share this article if you find it helpful.
2.1 Dial the Non-Emergency Line
Don't call 9-1-1 unless there's an immediate emergency or crime-in-progress (like a massive brawl or a fire). For a squatter report, you want the Las Vegas Metropolitan Police Department (LVMPD) non-emergency number (usually 3-1-1 or their official non-emergency line, depending on your exact location in Clark County/Vegas/North Vegas).
State Your Case Clearly: Tell the dispatcher that you have unlawful occupants/squatters in a vacant property you own and that you want to file a police report under Nevada Revised Statute (NRS) § 205.0817 (Unlawful Occupancy). Using the NRS number is key—it shows you know your stuff.
2.2 The Police Response
Stay Safe: Let the police handle the face-to-face interaction. Do NOT try to enter the property or confront the squatters yourself. That's a recipe for disaster and could even get you in legal hot water.
Show Your Proof: When the officers arrive, show them the documents from Step 1—your deed, your IDs, and your sworn statement that you never gave them permission. They will assess the situation. If the occupants can't produce a valid, notarized rental agreement signed by an authorized agent, they are often presumed to be there unlawfully and can be arrested for a gross misdemeanor. That's what we call a major win!
Step 3: The Aftermath and the Paper Trail Hustle
So the squatters are in cuffs, or maybe the police determined they couldn't make an arrest for whatever reason (it happens, sometimes they err on the side of caution). Either way, you're not done yet, partner.
3.1 The "Notice of Retaking Possession" Gambit
Immediate Action: If the squatters were arrested, Nevada law gives you a swift way to seal the deal. You must post a Notice of Retaking Possession on the property within 24 hours of the squatter's arrest. This notice legally informs the occupants (who might get released on bail) that you are taking the property back and that re-entry is a separate crime. Don't slack on this deadline.
Hold Tight for 21 Days: This notice must stay posted for at least 21 days. This period is the official window for the former occupants to try to challenge their removal in court (file a Verified Complaint for Re-entry). Most of the time, they won't, but you gotta wait it out.
3.2 If No Arrest is Made: The Civil Route Pivot
If the police couldn't or wouldn't make an arrest, you have to switch to a specialized civil removal process for unauthorized occupants (not a standard landlord/tenant eviction).
QuickTip: Stop to think as you go.
The "Notice to Surrender": You'll need to serve the squatters with a written Notice to Surrender (often a four-day notice). This document demands they vacate. If they don't, and they haven't filed an oppositional affidavit claiming a right to the property, you can file a complaint with the Justice Court (Clark County Justice Court for most of Las Vegas).
Filing the Complaint: You'll file an "Unlawful Occupant" complaint (Assembly Bill 386 in Nevada streamlined this). This sets up a court hearing, which is typically fast-tracked. You’ll need to have your ownership documents ready to rock and roll.
Step 4: The Clean Sweep and Final Details
Whether they were arrested or removed via a court order, you need to finalize the repossession.
 |
4.1 Reclaim Your Castle
Change the Locks: As soon as you have legal permission to retake possession (either after the 21-day notice or a judge's order), change every single lock and secure the property like Fort Knox.
Make Repairs: Assess the damage. Squatters aren't known for their decorating skills or their respect for property. Document everything for potential civil recovery later, but prioritize securing and repairing the place immediately.
4.2 Handling Their Stuff
Personal Property Storage: Nevada law requires you to inventory and store any personal property the squatters left behind for at least 14 days. You must notify them of where their belongings are being kept. After 14 days, if they haven't claimed it, you are legally clear to dispose of it. Keep the inventory list and photos of the items, just in case.
FAQ Questions and Answers
How to Prevent Squatters from Coming Back?
Answer: Secure the property with strong locks, alarm systems, and potentially motion-sensor lights. Visit the property frequently or hire a property management company to check on it. A visible presence is a huge deterrent.
Tip: Check back if you skimmed too fast.
How to Determine if the Occupant is a Squatter or a Tenant?
Answer: A tenant has a valid lease or rental agreement, or at least had permission to be there and is now "holding over." A squatter is occupying the property without any permission or legal right, which in Nevada, is considered unlawful occupancy. The key is the lack of a valid, notarized lease.
How to File a Notice of Retaking Possession?
Answer: The notice must be properly drafted to comply with Nevada law, stating your intention to retake the property following an arrest. It must be conspicuously posted on the property (like on the main door) within 24 hours of the squatter's arrest.
How Long Does it Take to Remove Squatters in Las Vegas?
Answer: If the police make an arrest for unlawful occupancy, the process can be relatively quick—the property can be reclaimed after the 21-day Notice of Retaking Possession period, provided no legal challenge is filed. If you must go the civil removal route, it can take several weeks, but it's typically faster than a standard eviction.
How to Contact Las Vegas Code Enforcement about Squatters?
Answer: You can contact the City of Las Vegas Code Enforcement (or Clark County Code Enforcement if outside city limits) to report the property as vacant, abandoned, or a nuisance. They often work with the police (LVMPD) on these issues.
Tip: Break down complex paragraphs step by step.
How to Get Legal Help for a Squatter Issue in Nevada?
Answer: You should consult with an attorney specializing in real estate or landlord-tenant law in Clark County. The Civil Law Self-Help Center in Las Vegas also provides resources and forms for self-represented property owners dealing with unauthorized occupants.
How to Handle Personal Property Left Behind by Squatters?
Answer: You must inventory and store the property for at least 14 calendar days after they are removed. If they do not claim it after 14 days, you can legally dispose of it. Keep records and photos of all items.
How to Recover Damages Caused by Squatters?
Answer: After their removal, you can pursue a civil lawsuit against the former occupants to recover costs for property damage, unpaid utilities, court fees, and storage costs for their belongings. Documentation from Step 1 is crucial for this.
How Often Should I Check My Vacant Property in Las Vegas?
Answer: Property experts recommend checking vacant properties at least once a week, but the more often the better. This helps prevent squatters from establishing a continuous, open, and notorious (obvious) presence, which is required for an adverse possession claim.
How to Ensure I Don't Violate Squatter's Rights During Removal?
Answer: The safest way is to never use self-help measures like forcibly removing them or changing the locks while they are inside. Always use the proper legal procedures: call the police for a criminal report/arrest, or follow the civil court removal process.
 |
