California May Finally Let Landlords Remove Squatters Faster

June 18, 2025

SB 448 is a proposed California law giving landlords a faster, lawful way to remove squatters from residential properties—without going through full eviction court.

Written By Steve Welty

Edited By Josh Kain

Updated: December 7, 2025

If you’ve ever found an unauthorized person living in your vacant rental, you know the nightmare that follows—long court battles, legal fees, and weeks (if not months) of lost rent. But a new California bill, SB 448, could change everything.

Working with experienced Orange County property managers can help prevent these situations before they escalate. At Good Life Property Management, we help landlords protect their investments. From legal compliance to proactive management, we’re here to reduce your risk and stress. Schedule a call with our team today to learn how we can help keep your property safe and profitable.

Key Takeaways

SB 448 offers a fast-track process to remove unauthorized squatters from residential properties.
It bypasses the usual unlawful detainer system if there’s no lease.
Landlords can request immediate removal with proof of ownership and squatter status.
The bill does not apply to current or former tenants.
SB 448 is still pending approval—landlords should act now to support it.

What Does SB 448 Do?
Who Does SB 448 Apply To?
Why SB 448 Matters for Landlords
Frequently Asked Questions About SB 448

What Does SB 448 Do?

Senate Bill 448, introduced by Senator Tom Umberg, gives property owners a streamlined legal path to remove squatters quickly and lawfully—without dragging through the traditional unlawful detainer process.

Here’s how it works:

File a verified complaint and affidavit with law enforcement
Provide proof of ownership or legal control of the property
Prove that the squatter has no lease or legal right to be there
Request immediate removal with support from local authorities and judicial review

No more drawn-out evictions. No more “cash for keys” handouts. Just swift action to protect your property.

Who Does SB 448 Apply To?

This bill specifically applies to residential properties, including:

Single-family homes
Condos and apartments
Vacant units in between tenants

Note: If there was ever a lease (even verbal), SB 448 does not apply. You’ll still need to go through standard eviction procedures.

Why SB 448 Matters for Landlords

Squatters have long exploited tenant protection laws to stall evictions—even when they never paid rent or had permission to be there. That’s why many owners turn to Orange County property management teams for support. However, SB 448 changes things.

This bill restores balance by:

Defining squatting as illegal occupancy, not a tenant dispute
Protecting landlords from extended legal delays
Saving time, money, and lost rental income

In short: it treats squatting like the unlawful act it is.

Protect Your Property with Confidence

At Good Life Property Management, we believe that prevention is just as important as fast action. While SB 448 gives you a new legal tool to remove squatters, here are some proactive steps you can take to stop them from getting in at all.

Need help managing risk or dealing with squatters? Let our experienced team protect your property, your income, and your time. A trusted real estate management company in Orange County can give you the structure and oversight your property needs to thrive.

Schedule a consultation today and learn how, as a leader in Orange County property management, we make property management easier—so you can Live the Good Life.