For Pennsylvania landlords, few things are more frustrating than discovering unauthorized occupants in your rental property. Squatters, people who occupy a home without permission, can cause financial loss, property damage, and long legal battles. Fortunately, Pennsylvania’s new Act 88 gives landlords stronger protection and a clearer process for removing squatters.
At Hometown Property Management, serving Harrisburg, PA, we’re helping landlords stay informed about these updates so they can protect their investments and act quickly if a squatter situation arises.
Key Takeaways
Act 88 establishes a faster, lawful process to remove squatters in Pennsylvania.
Police can now intervene without a lengthy eviction if certain conditions are met.
Landlords must submit an affidavit confirming there’s no rental agreement.
Squatters are not tenants and Act 88 makes that distinction crystal clear.
Landlords can save time and money by understanding and applying the new rules properly.
Understanding Pennsylvania’s Squatter Laws
Before Act 88, Pennsylvania landlords often faced serious challenges when trying to remove squatters. These unauthorized occupants could claim tenancy rights or exploit legal loopholes, forcing owners into a slow eviction process.
Act 88, which went into effect in September 2024, changes that by clarifying squatters’ legal status. Under this law, squatters are now recognized as criminal trespassers, not tenants, when they occupy a property without consent or a valid lease. This means law enforcement can act faster, helping landlords regain control of their properties sooner.
How Act 88 Protects Pennsylvania Landlords
Under Act 88, landlords can initiate a streamlined removal process through local law enforcement. Here’s how it works:
The landlord files an affidavit with police stating that the occupant has no lease or permission to be on the property.
The police issue a 10-day notice to vacate.
If the squatter doesn’t leave, officers can remove them without a court-ordered eviction.
This new system saves landlords time and legal fees while preventing squatters from dragging cases through civil court.
For property owners in Harrisburg and surrounding Pennsylvania areas, Act 88 is a major win because it restores authority to property owners and simplifies the path to reclaiming control.
Preventing Squatter Problems Before They Start
Even with the new law in place, prevention remains your best defense. Pennsylvania landlords can take these proactive steps:
Inspect vacant units regularly and keep utilities active to show occupancy.
Secure entry points with quality locks and, if possible, smart access systems.
Post “No Trespassing” signs clearly around the property.
Screen tenants thoroughly with background checks and verification.
Partner with a professional property management company like Hometown Property Management for ongoing monitoring and compliance.
By staying proactive, you can avoid the stress and cost of dealing with squatters altogether.
FAQs About Squatter Laws and Act 88
1. What’s the difference between a tenant and a squatter under Act 88?
A tenant has a valid lease or permission to occupy the property, while a squatter does not. Act 88 gives landlords the power to remove squatters without a formal eviction if there’s no lease agreement in place.
2. Can a squatter still claim rights through adverse possession?
Technically, yes but it’s extremely rare. A squatter would need to occupy your property openly and continuously for 21 years to file a valid claim. Act 88 helps prevent such long-term situations from developing.
3. How can landlords prove someone is a squatter?
Documentation is key. Keep copies of lease agreements, communication with tenants, and any police reports. The more proof you have that the person lacks permission, the faster law enforcement can act under Act 88.
Partner With Hometown Property Management to Protect Your Community
At Hometown Property Management, we help Pennsylvania landlords navigate complex housing laws like Act 88 with ease. From tenant screening and rent collection to property inspections and legal compliance, our Harrisburg team ensures your investment is protected year-round.
Contact us today to learn more about how we can support you in navigating Act 88 and Pennsylvania’s squatter laws.
