Georgia squatter claims ‘peaceful hostile takeover’ of home while on market. Now he’s being charged. Are US owner protections finally being upheld?

When police officers on the scene knocked on the door, the man who answered said he lived there. Court records show Timothy Pyron told officers he had settled in the vacant home and was “nesting.” Investigators say he claimed Georgia’s squatter laws protected him from removal, describing the situation as a “peaceful hostile takeover.”

Cases like Ward’s are drawing increased attention as homes sit empty for extended periods of time. An estimated 5.6 million properties across the 50 largest U.S. metro areas are currently vacant, widening the window for unauthorized occupants to test the limits of homeowner protections (2).

As these disputes become more visible, are legal protections for homeowners finally starting to catch up?

How states are responding

Ward’s experience was jarring, but Georgia has already taken steps to give homeowners more legal backing.

In 2024, Georgia Gov. Brian Kemp signed legislation that criminalizes squatting, a measure that passed with overwhelming bipartisan support. House Bill 1017 makes unauthorized occupancy a criminal offense, allowing squatters to be charged with misdemeanor trespass and held financially responsible for back rent (3). The law also empowers law enforcement to issue a notice requiring occupants to leave, with removal permitted within three days if they fail to comply.

“This is insanity that people think they can come in and take over someone’s home,” Kemp told Fox News (4). “Illegal squatters are criminals, not residents.”

Even with new laws on the books, eviction is rarely as simple as it sounds.

In many states, removing someone from a vacant property still requires a formal legal process, one that can last for weeks or longer, depending on the circumstances.

Homeowners typically must first confirm the individual is unlawfully occupying the property, then serve written notice requesting that they leave voluntarily. If that fails, the next step is often filing an unlawful detainer or eviction lawsuit and appearing in court, where occupants may attempt to claim legal rights to remain.

The financial toll can escalate quickly, with legal fees, court filings, property damage, lost rental income and cleanup costs. That alone can push the total to anywhere from $740 to more than $8,000 (5).

Ward said when she finally regained access to her home, the conditions were so severe with trash left behind and lingering pet and marijuana odors that her eyes burned.

"I wish this didn’t happen to anyone else because it is really traumatic," she said.

Protecting your home

Ward says her experience exposed gaps that still exist in how squatting is handled, even in states that have moved to strengthen owner protections. In her case, the man who entered her home was not charged with trespassing. Instead, the only charge filed was for criminal damage, stemming from the damage caused when the deadbolt was replaced.

Across the U.S., lawmakers have moved to tighten squatter laws as these cases draw attention to how vulnerable vacant properties can be. In March 2024, Florida Governor Ron DeSantis signed House Bill 621, allowing property owners to submit a sworn form and have sheriffs remove squatters immediately, without a court process (6). The law also makes it a felony to forge lease documents or cause more than $1,000 in property damage while unlawfully occupying a home.