How to Keep Trespassers Off Your Property?

Owning or managing property often involves dealing with the concern of trespassing, posing risks to safety and privacy. Property owners need to understand their rights and responsibilities, take necessary measures, and seek professional help when required to handle unauthorized entry. This article discusses the concept of trespassing on rental property, how to identify trespassers, the steps to remove them, and the legal considerations involved. It provides valuable advice on protecting yourself, your family, and your property, emphasizing the importance of professional assistance when needed. 

What is Trespassing? 

Property owners have the fundamental right to use and enjoy their property, including the authority to decide who can and cannot enter. Trespassing on rental property occurs when someone enters another person’s property without permission, such as walking on a private lawn or crossing a fence line without the owner’s consent. Depending on local laws, trespassing can be a civil wrong or a criminal act. For example, a homeowner might sue in civil court if someone breaks a window while trespassing. Additionally, a visitor who initially has permission to be on the property can become a trespasser if the owner asks them to leave and they refuse. Trespassing can involve various scenarios, from entering a driveway without consent to more severe offenses like theft, which could result in criminal charges. 

How to Identify a Trespasser? 

To spot trespassers on your rental property, stay alert to anyone who enters or remains without proper permission. Here are some key signs to help you identify trespassers: 

1. Unauthorized Entry 

Be vigilant about anyone entering your property without your knowledge or consent, including those who bypass locked gates, fences, or other barriers. 

2. Exceeding Permitted Time 

Monitor visitors or tenants who stay beyond their allowed time on your residential rental property. Even those initially permitted can become trespassers if they refuse to leave when asked or if their lease expires. 

3. Ignoring Owner’s Requests 

Pay attention to anyone who ignores your requests to leave your property, including those who disregard verbal or written notices to vacate. 

4. Suspicious Activity 

Watch for individuals exhibiting suspicious behavior, such as loitering, trespassing on neighboring properties, or engaging in activities that suggest they lack a legitimate reason to be on your property. 

5. Evidence of Damage or Disruption 

Look for signs of damage or disruptions to your property that may indicate unauthorized access or occupation by trespassers. 

6. Witness Reports 

Consider reports from neighbors, tenants, or other witnesses who may have observed trespassers on your property, as their accounts can provide valuable evidence. 

Do Trespassers Know They’re Not Welcomed on Your Property? 

As a property owner, you need to ensure the safety of your tenants. That means protecting your property against people who walk into it inadvertently, as well as those who trespass with the intent to commit vandalism or burglary. The first category could well be taken care of with the “private property; no trespassing” signs. While it seems obvious that one cannot simply walk onto someone’s property without permission, a “no trespassing” sign posted on your property goes a long way in disregarding any claim by trespassers that it was unintended because they did not realize that the area was someone’s property.  

Laws Related to ‘No Trespassing’ Signs 

It is important to remember, however, that a “No Trespassing” sign will be nothing without some authenticity to back it up. The Attorney Referral Service urges owners in Los Angeles to file a “No Trespass Authorization Form”. This form allows police officers to arrest anyone who is trespassing; without it, police officers can only kick loiterers and vagrants off the property, which could potentially lead to a recurring problem. Be sure to fill in the form every year so that your interests are well protected. In addition to the form, it is crucial that “No Trespassing” signs state that violators will be prosecuted and include the relevant code section LAMC § 41.24.  

Tips to Protect Your Property from Trespassers 

If posting “No Trespassing” signs around your property just doesn’t seem like enough, here are some other helpful tips to make sure those loiterers stay gone for good! Here are some answers to how to keep people off your property: 

1. Add exterior lighting to deter trespassing and to enhance safety! Trespassers may enter your property at night if they’re under the impression that nobody can see them. If they’re trespassing to vandalize or commit crimes, they may think twice if they’re under bright lights. The use of motion sensor lights can go a long way in saving on electricity costs while keeping the property safe. 
2. Fencing helps you keep the good guys in, and the criminals out. Adding a fence around your property can make your tenants feel more secure while keeping trespassers off your property. 
3. Security cameras serve a number of different functions. The first is that they act as a deterrent for trespassers. The fact that trespassers will be under the glare of the cameras could be enough to keep them at bay. In fact, there is no better answer to how to scare trespassers than to install security cameras.  Needless to say, other than discouraging trespassers, the security camera can also provide the necessary footage in case of an actual event of trespassing. 

What to Do if Someone is Trespassing on Your Property? 

Here are the steps for removing trespassers: 

1. Know Your Rights 

As a property owner, you have specific rights and legal protection against trespassing incidents. 

Consulting a reputable law firm or lawyer specializing in property law is advisable when dealing with trespassers. They can guide you on the regulations in your area, advise on the best course of action, and represent you in legal proceedings if needed. 

2. Identify Intent and Address Immediate Danger 

Assess the situation to see if the trespasser poses an immediate threat to you, your family, or your property. If you feel there is a risk of harm, contact law enforcement or emergency services right away to ensure everyone’s safety. Always prioritize personal safety above all else. 

3. Communicate and Issue Notices 

In most situations, it’s crucial to let the trespasser know they’re not welcome on your property. You can do this by speaking to them directly, sending a written notice, or putting up signs that say, “Private Property” and “No Trespassing.” Make it clear they must leave and explain the consequences if they don’t. 

4. Understand the Eviction Process 

If the trespasser refuses to leave or continues to trespass despite being notified, you may need to pursue eviction. 

Consult your attorney to understand the specific requirements and restrictions related to eviction in your area. They can guide you through the necessary steps, including filing the appropriate forms, gathering evidence, and representing your interests in court. 

5. Learn Self-Defense Laws 

While protecting your property is important, using deadly force against trespassers is typically restricted by law. It’s crucial to understand the laws regarding self-defense and what level of force is deemed justifiable. 

In situations involving immediate danger or potential deadly force, contact law enforcement instead of trying to handle it yourself. 

6. Consult a Law Firm 

A property law firm brings extensive expertise in trespassing laws, regulations, and procedures, tailoring advice to your needs. They clarify your rights and legal options, evaluate circumstances, explain laws, and suggest actions. Should legal steps be necessary, they guide you through evictions, aiding in document drafting and proper notice service. In court, they offer skilled advocacy, presenting your case, cross-examining witnesses, and safeguarding your rights effectively. 

By displaying “Private Property; No Trespassing” signs, and taking a few extra security precautions, you will ensure that your tenants and the building are less susceptible to trespassers and vagrants. Remember, it’s better to be safe than sorry! 

The Bottom Line 

Addressing trespassers on your property requires a delicate balance between asserting your rights as a property owner and adhering to legal obligations while prioritizing personal safety. Understanding the process and taking appropriate steps empowers you to effectively manage trespassing incidents and protect your property. Seek guidance from professionals or local authorities for a swift and lawful resolution.  

For comprehensive property management solutions, reach out to us at Beach Front Property Management today. Our experts are equipped to uphold your property rights and ensure a secure environment for your tenants.