How to Sell a Property with Squatters or Abandoned Tenants in Michigan
Understand Your Rights, Risks, and Selling Options When You’ve Lost Control of Your Property
You never thought you’d be locked out of your own house. But here you are — dealing with squatters who slipped in when no one was looking, or with tenants who vanished without a word, leaving behind unpaid rent and uncertainty. Maybe you've tried knocking. Maybe you’ve called, texted, even posted notices. And still—silence.
This isn’t just frustrating—it’s a serious legal and financial problem. When you no longer have control over your own property, every day that passes increases your risk of damage, legal liability, or financial loss. Whether you're a longtime landlord or you just inherited a property in Michigan that’s now sitting vacant, this guide will help you understand what you’re really dealing with—and what to do next.
You don’t have to figure it out alone.
Below, you’ll find clear, actionable information about squatters, abandonment laws, and selling options that can help you take back control.
What Is a Squatter and How Are They Different from a Tenant?
In Michigan, not everyone occupying a property has legal rights to be there—and understanding the difference between a tenant, a holdover, and a squatter is key to taking the right next step.
A tenant is someone who has a valid lease agreement or verbal rental arrangement with the property owner.
Even after their lease ends, if they stay without permission, they become a holdover tenant—which still gives them certain legal protections under Michigan landlord-tenant law.
A squatter, on the other hand, is someone who occupies a property without permission, payment, or legal right.
That might be a stranger who moved in after a property was vacated, or even someone who started out as a guest but never left. Squatters may try to claim "rights" based on how long they’ve been living there, but it’s not that simple.
Some property owners worry about adverse possession—a legal doctrine where a squatter can eventually claim ownership of a property after occupying it for an extended period (15 years under Michigan law).
While this is rare and requires specific conditions, it underscores why quick action is so important.
Treating a squatter like a tenant—by collecting rent or acknowledging them in writing—can actually give them more legal footing. That’s why understanding your legal standing is critical before making any move.
Learn More:
How to Handle Abandonment — When a Tenant Leaves Without Notice
Sometimes the problem isn’t someone breaking in—it’s someone disappearing. Tenant abandonment can leave you with an unsecured, deteriorating property and no idea what you’re legally allowed to do next.
In Michigan, abandonment occurs when a tenant leaves the rental unit without notice and with no clear intent to return—but it’s not always easy to prove. You can’t just assume the tenant is gone because the place looks empty.
Here are some signs a property may be abandoned:
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Utilities have been shut off or unpaid.
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The tenant hasn’t responded to multiple communication attempts.
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Neighbors report the tenant hasn’t been seen in weeks.
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Personal belongings are missing, or only trash remains.
Before taking possession, you must take steps to legally confirm abandonment. Michigan law doesn’t offer a set timeline, but landlords are encouraged to post a notice of intent to reclaim the property and keep records of communication attempts. If personal property is left behind, you may need to follow procedures for handling abandoned belongings.
Acting too quickly—changing locks or throwing out possessions—could expose you to legal liability. When in doubt, consult an attorney or follow best practices through legal aid resources.
Helpful Resource:
👉 Michigan Legal Help – What If My Tenant Abandons the Property?
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Legal Remedies for Squatters in Michigan
If someone is occupying your property without a valid lease or legal right, your first instinct might be to change the locks or shut off utilities—but that could backfire. In Michigan, even squatters are protected from unlawful eviction. To remove them legally, you must follow the formal eviction process through the courts.
Here’s how to start:
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File an eviction complaint in your local district court, specifically noting the person as an “unauthorized occupant” or “trespasser” depending on the situation.
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Serve notice: While traditional tenants are entitled to notices like “7-Day Notice to Quit,” squatters may not require advance notice—but you still must follow court procedure.
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Attend a court hearing: You’ll need to show evidence that the person is living on your property without permission.
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Get a court order: If the judge rules in your favor, you’ll receive a judgment of possession.
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Coordinate with the sheriff: Only the sheriff—not you—can physically remove a squatter from your property.
It’s critical not to take matters into your own hands. Michigan law strictly prohibits “self-help” evictions, and even a well-meaning move could open you up to lawsuits.
If the occupant was once a tenant or a guest, the legal process can become even more complex. When in doubt, consult a landlord-tenant attorney or work with a professional buyer who understands these legal gray areas.
Risks of Waiting – Property Damage, Liability, and Loss
Many landlords hesitate to act quickly—especially when they’re unsure of their rights or worried about the cost of legal action. But waiting too long to deal with squatters or abandoned properties can lead to serious financial and legal consequences.
Here’s what’s at stake if you delay:
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Property damage: Squatters often cause structural damage, remove appliances, or leave the home in unsanitary condition. Abandoned homes can attract vandals, thieves, or even animals.
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Legal liability: If someone is injured on the property—even a squatter—you could be held liable. This includes injuries from unsafe conditions like broken steps, exposed wiring, or fire hazards.
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Municipal violations: Unattended properties often violate local codes for grass height, debris, or unsecured entrances. These violations can result in costly fines or liens against the property.
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Neighborhood decline: Vacant, neglected homes impact the property values of neighboring houses and can lead to increased calls to code enforcement or police.
Inaction doesn't just cost you money—it can erode your standing as a responsible property owner and compound the challenges of selling later.
Helpful Resource:
👉 HUD Guide – Neighborhood Stabilization Program: Vacant Property Risks – Learn how vacant homes affect communities and why proactive steps matter.
"When you mentioned that you would give us an offer within 24 hours and then close quickly I didn’t really believe that we would have the house sold in only 2 weeks. I’m glad I found you.”
Michelle L. - Michigan
Can You Sell a House with Squatters or Abandonment Issues?
Yes, you can sell a property that has squatters or has been abandoned by tenants—but the truth is, traditional buyers won’t touch it.
Retail buyers usually need the property to be:
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Vacant and clean,
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Move-in ready,
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Free of legal complications or occupancy disputes.
Most mortgage lenders won’t fund a sale if someone is living in the house without a legal lease, and title companies may flag it as a risk. That means your buyer pool shrinks dramatically unless the issue is resolved ahead of time—often through time-consuming legal action.
That’s where working with an experienced cash buyer becomes an option worth considering. A local investor who specializes in distressed properties can:
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Buy the property as-is, even if it’s still occupied,
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Handle the legal process of removing squatters or finalizing abandonment cases,
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Close quickly—sometimes in days—without financing delays or inspections.
While it’s not a solution for everyone, it’s a real option for Michigan property owners who want out without taking on another battle.
Learn more:
👉 Sell a House with Bad Tenants in Michigan – Understand your selling options when you’re stuck in a tough tenant situation.
When You’re Fed Up and Just Want Out
There comes a point when the stress outweighs the value of the property. Maybe it’s the sleepless nights wondering what damage is happening behind closed doors. Or the endless calls and letters that go unanswered.
Maybe it's the neighbors complaining, the fines stacking up, or just the deep frustration of being ignored in your own investment.
If the idea of fighting one more battle over this house makes your stomach turn, it’s okay to feel that way. You’re not alone—and you’re not stuck.
I’ve worked with Michigan property owners who were right where you are: emotionally drained, financially tapped out, and just looking for a way to be done. Some wanted to avoid court. Some didn’t want to confront the people inside. Others just wanted their peace of mind back.
No pressure. No judgment. Just a conversation to see if I can help.
If this property is causing more pain than it’s worth, maybe it’s time to talk.
Gloria B. - Clinton Township, Michigan
“Thank you for contacting me. I didn’t know what I was going to do with this house"
FAQs About Selling With Squatters or Abandonment
Selling a house with unauthorized occupants or unresolved abandonment issues can be confusing. Here are answers to some of the most common questions Michigan property owners have:
🔹 Can I call the police on a squatter in Michigan?
You can report unauthorized entry, but police often consider it a civil issue unless there’s clear evidence of trespassing or criminal activity. Without a court order, police usually won’t remove squatters.
🔹 What if the squatter is receiving mail at the property?
Receiving mail does not establish legal residency. However, it can complicate eviction proceedings. Courts may view the squatter as having established “occupancy,” which can delay your ability to reclaim the property.
🔹 What are my rights with abandoned tenant property?
If a tenant has vacated without notice and left belongings behind, you must follow Michigan’s guidelines for presumed abandonment. This includes posting notices and allowing a reasonable time for retrieval before disposal.
🔹 Can I sell my property while the squatter is still inside?
Yes, but not to a traditional buyer. Most lenders and retail buyers won’t proceed with a sale until the occupant is legally removed. Cash buyers experienced in distressed sales may be willing to purchase with squatters still present.
🔹 How long does it take to evict a squatter in Michigan?
It varies by county and court availability, but expect the legal process to take several weeks to a few months from filing to physical removal by the sheriff.
For a deeper dive into these topics, visit:
👉 Sell a House with Bad Tenants in Michigan
👉 Sell a Vacant House in Michigan
Know When It’s Time to Take Back Control
When your property is no longer your own—occupied by squatters, abandoned by tenants, or falling apart while you wait—it’s easy to feel stuck. But the longer you wait, the more complicated and costly the situation can become.
This page has walked you through the key differences between squatters and tenants, explained Michigan’s abandonment laws, and outlined your legal options. You now know that while it’s possible to pursue eviction or regain possession, there’s also a path forward that doesn’t require you to go it alone.
Whether you decide to:
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Start the eviction process,
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Secure and rehab the home,
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Or walk away and sell it to someone who can handle the mess—
The important thing is to take action.
If you’re ready to move on, or just want someone to talk through your situation with, I’m here to listen.
Explore More Resources:
👉 Sell a House with Bad Tenants in Michigan
👉 Sell a Vacant House in Michigan
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“Mr. Fassett – thank you for working with us to buy my Mom’s home after she passed away. When you mentioned that you would give us an offer within 24 hours and then close quickly I didn’t really believe that we would have the house sold in only 2 weeks. I’m glad I found you.”
Michelle L. - Michigan
“Thanks for buying my Mother’s home. It was a big help that you were able to buy it without us having to clean it out and get it ready to sell. My mother had accumulated lots of stuff and after the stress of her long illness I was exhausted and I dreaded dealing with all of it. I also liked it that you gave me a very fair price for the home. I’m on a fixed income and that really helped a lot.”
Henry G. - Michigan
“Dennis – thank you for helping us with our Mom’s home. This was a very traumatic experience for us, and we appreciated your patience with all the emotions we experienced during the process. You were really patient and understanding with us during the sale process, and we’re sure that Mom’s home will be in good hands. God Bless.”
Claudia and Nancy M. - Michigan
We Help Michigan Families Navigate These Situations Every Day
At Dennis Buys Houses, we’re not just cash buyers — we’re trusted problem-solvers who help Michigan families find real answers during difficult times.
Since 2004, we've been helping homeowners across Michigan sell their properties quickly and easily—without the stress of agents, repairs, or hidden fees.
We’re a family-owned, local business with deep roots in the community. Over the years, we’ve helped hundreds and hundreds of homeowners in situations just like yours—whether they’re dealing with delinquent property taxes, foreclosure, or simply needing a fresh start.
If you're dealing with a tough family situation and don’t know where to turn, we’re here to help.
Start here:
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Whether you’re ready to sell or just want to explore your options, we’re here for you. Call us today, and let’s talk about how we can make your situation easier.
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