How to Legally Remove a Squatter in Miami-Dade County (2026 Guide)

Florida’s 2024 anti-squatter law (HB 621) transformed how Miami-Dade property owners handle squatters — from months-long eviction proceedings to a same-day sheriff removal in specific cases. Here’s how the new law works and where its limits are.

The New Fast-Track Removal Process

Property owner files a Complaint for Removal of Unauthorized Person with the Miami-Dade Sheriff. Sheriff verifies: (1) owner is the lawful owner, (2) occupant is not a current or former tenant, (3) occupant is not related to owner. If verified, sheriff can remove same-day or within 24-48 hours.

When the Fast-Track Doesn’t Apply

Fast-track removal is limited to true unauthorized occupants with no prior tenancy claim. If the occupant produces even a fake lease, has utilities in their name, or was ever a legal tenant, you must proceed with formal eviction (30-60 days minimum, sometimes 90+).

Common Miami-Dade Squatter Scenarios

Inherited property discovered occupied by unrelated party. Vacant investment property broken into. Short-term rental guest refuses to leave (this qualifies as tenant if paid, needs eviction). Former tenant remained after lease ended (tenant, not squatter — eviction required). Occupant claims verbal lease.

Damage and Recovery

Squatters typically leave properties with significant damage — kicked-in doors, holes in walls, stolen fixtures, and hazardous conditions. Cost to restore: often $10,000-$30,000. Insurance may or may not cover depending on policy.

Selling a Property with Squatter Issues

Traditional buyers will not close on an occupied property. You must remove squatters first OR sell to a cash buyer who accepts occupied properties. Homeinc buys Miami-Dade properties with squatters in place, handles removal ourselves post-closing, and closes in 21-30 days.

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