Georgia squatter claims ‘peaceful hostile takeover’ of home as US states move to strengthen owner protections
Courtesy of Fox 5 Atlanta
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Adriana Ward assumed the most frustrating part of selling her home in Marietta, GA, would be waiting for the right offer. Instead, he discovered that someone else had already claimed the place as his own.
When the realtor arrived at the Twin Brooks Court home for a scheduled showing in December, warning signs appeared immediately (1). The lock box was missing. The for sale sign had disappeared. And when Ward arrived, he found that the windows he usually left open were closed and the bolts had been replaced.
When police arrived at the scene and knocked on the door, the man who answered said he lived there. Court records show Timothy Pyron told officers he had taken up residence in the vacant home and was “making a nest.” Investigators say he claimed Georgia’s squatter laws protected him from deportation and described the situation as a “peaceful, hostile takeover.”
Cases like Ward’s are attracting more attention because homes sit vacant for long periods of time. An estimated 5.6 million properties in the 50 largest U.S. metropolitan areas are currently vacant, expanding the window for unauthorized occupants to test the limits of homeowner protections (2).
As these disputes become more visible, are legal protections for landlords finally starting to catch up?
Ward’s experience was jarring, but Georgia has already taken steps to provide more legal support to homeowners; Bill 1017 makes unauthorized use a criminal offense since 2024 (3). Law enforcement can now issue a notice requiring occupants to leave, and if they fail to comply, they may be allowed to move out within three days.
“It’s crazy that people think they can break in and take over someone’s home,” Kemp told Fox News (4). “Illegal squatters are criminals, not residents.”
But in many states, removing someone from a vacant property still requires a formal legal process. Landlords must generally first verify that the person is occupying the property illegally, then provide written notice and request that the person leave voluntarily. If this fails, the next step is usually to file an unlawful detainer or eviction case and go to court, where the building’s occupants can make a legal claim to remain. The financial burden can quickly add up, with legal fees, court cases, property damage, loss of rental income, and cleanup costs. This alone could increase the total from $740 to over $8,000 (5).
Ward says his experience has revealed gaps that still exist in how slumping is handled, even in states that have taken action to strengthen protections for property owners. In her case, the man who broke into her home was not charged with trespassing. Instead, the only charge filed was punitive damages for damage caused when the slide was replaced. When he finally made it home, conditions were so harsh that his eyes burned from the garbage left behind and the smells of pets and marijuana.
“I wish this hadn’t happened to anyone else because it’s really traumatic,” she said.
He told Fox 5 News that he later placed cameras on the property to keep a closer eye (6).
For homeowners like his with vacant properties, preventative measures like these may be the best line of defense. Other precautions may include checking the home regularly or asking a trusted neighbor, installing alarm systems, removing lockboxes between showings, and documenting the condition of the property with time-stamped photographs.
Lawmakers across the US have moved to tighten slum laws as these cases highlight how vulnerable vacant properties can be. In March 2024, Florida Governor Ron DeSantis signed House Bill 621, which allows property owners to submit a sworn form and sheriffs to immediately remove squatters without court process (7). In New York, property laws were updated in April 2024 to clarify that slum dwellers will not be considered tenants at any time (8).
Cautionary tales like Ward’s may scare some real estate investors, but there are ways to take advantage of hot real estate markets across the country without buying a property that may sit vacant while it appreciates.
In fact, investors can enter the market with only $100. Real estate platform Geldi offers you access to the following stocks: SEC-approved investments in rental homes and vacation rentalswere selected and reviewed for their appreciation and income potential.
Backed by world-class investors like Jeff Bezos, reached It makes it easier for you to fit these properties into your investment portfolio, regardless of your income level. Flexible investment amounts and simplified processes can help accredited and non-accredited investors benefit from this inflation-hedged asset class without any extra work on your part.
What’s more, the American Housing Survey and the U.S. Census Bureau reported that 31.4% of housing in the United States consisted of multifamily units in 2019, and the National Association of Home Builders reported that the popularity of these units is only increasing (9).
If you’re interested in moving into multifamily rentals, you may want to consider investing in the following options: Lightstone DIRECTA new investment platform from Lightstone Group, one of the nation’s largest privately held real estate companies with more than 25,000 multifamily units in its portfolio.
Because they eliminate the middleman (brokers and crowdfunding intermediaries), accredited investors with a minimum investment of $100,000 can gain direct access to institutional-quality multifamily opportunities. This streamlined model can help reduce fees while increasing transparency and control.
With Lightstone DIRECT, you invest in single-asset multifamily deals alongside Lightstone, a true partner; Lightstone puts at least 20% of its own capital into each bid. All of Lightstone’s investment opportunities undergo rigorous, multi-stage review before approval by Lightstone’s Directors, including Founder David Lichtenstein.
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Founded in 1986, Lightstone has a proven track record of delivering strong, risk-adjusted returns across market cycles, with a historical net IRR of 27.5% and a historical net equity multiple of 2.49x on investments placed since 2004. All told, Lightstone has $12 billion in assets under management, including industrial and commercial real estate.
So even if multifamily rentals don’t interest you, Lightstone can still serve you well as an investment vehicle for other real estate sectors.
Lending Tree (10) reports that in 2025, U.S. homeowners own $34.5 trillion in home equity; That’s $600 billion more than a year ago. Now, with home values rising and homeowners avoiding new debt, investors have a new path.
home shares It gives accredited investors access to this overlooked segment: billions of dollars of equity capital locked in owner-occupied homes.
The result is exposure to a large, undertapped market in major U.S. cities without the hassles of homeownership or the risk of over-indebtedness.
HEAs come with built-in protection: They typically cover 25 to 35% of a home’s value in a mortgage-secured position, which helps protect your investment if the market declines. And unlike traditional real estate, HEAs are also generally resilient to interest rate changes, offering attractive, risk-adjusted returns even during economic uncertainty.
We rely only on vetted sources and reliable third-party reports. For details, see editorial ethics and rules.
Your MSN (1); Lending Tree (2), (10); LegiScan (3); @GovKemp (4), Tenant (5), Fox 5 Atlanta (6); Office of Ron DeSantis (7); New York Senate (8); National Association of Home Builders (9)
This article provides information only and should not be construed as advice. It is provided without any warranty.
