British Columbia squatters’ rights: Things to know in Vancouver and beyond

What is a squatter?

A squatter is someone who occupies property or land without the legal owner’s consent. In British Columbia, squatters can be individuals who move into a vacant home, set up a structure on private or Crown land, or otherwise take possession of a property they do not own or rent.

This article is provided for general informational purposes only and does not constitute legal, financial, or real estate advice. Laws change frequently and vary by province. Readers should consult with a qualified professional for advice specific to their individual circumstances.
 

Squatters vs. trespassers

A trespasser enters or remains on property without permission, typically for a short period of time, and without any intention to claim the property as their own. A squatter, on the other hand, occupies a property for an extended period with the intent to live there or claim possession.
 

Squatters’ rights in BC

In British Columbia, you can’t gain ownership by squatting on land that’s registered under the Land Title Act. The province ended new adverse possession claims on July 1, 1975, and the Limitation Act (in force June 2013) confirms that only claims fully earned before July 1, 1975 can survive. That means the registered owner keeps title and control, and a squatter can’t register, sell, or transfer the property.

Before 1975, long, open, and unauthorised possession could sometimes lead to ownership; today, only rare, historic cases that began before July 1, 1975 may still be considered.
 

How to remove squatters in BC

Removing squatters from property in British Columbia involves a clear legal process. While the law does not recognize squatters’ rights in British Columbia, owners must still act within the law when reclaiming their property.

The process may vary depending on your specific circumstances, but it generally involves a few key steps:

• Contact law enforcement: If the squatter recently entered and has not established residence, the police may treat it as a trespassing matter. Reporting quickly increases the likelihood of a faster resolution.
   
• Confirm property ownership: Have documentation ready, such as the property title, tax records, or photo identification, to prove legal ownership and speed up any official investigation.
   
• Avoid self-help evictions: Do not attempt to forcibly remove squatters, change locks, or shut off utilities yourself. These actions can create legal liability or delay the process.
   
• Seek a court order if needed: When squatters refuse to leave, owners typically start a proceeding in the Supreme Court of BC for a possession order. If there is a landlord-tenant relationship (or a credible claim of one), the owner may need to proceed through the Residential Tenancy Branch (RTB) instead. Learn more about BC tenant rights here.
   
• Enforcement: Once a court order is granted, a court-approved bailiff typically carries out the eviction under judicial authority.
   
• Document every step: Keep written notes, copies of notices, and communications with police or legal counsel. This record can be helpful if questions arise later.

In practice, property managers often coordinate this process for owners. They can communicate with local authorities, post required notices, and schedule lawful removals to minimize delays and risk.
 

How to prevent squatters

The best way to deal with squatters is to prevent them from gaining access in the first place. Vacant properties are the most common targets, especially during periods of renovation, construction delays, or between tenants.

Here are practical ways property owners and managers can reduce the risk:

• Inspect the property regularly: Schedule inspections weekly or biweekly, depending on the location and level of activity in the area.
   
• Keep the property maintained: Mow lawns, trim hedges, and clear debris. A well-kept exterior gives the appearance of occupancy and can help deter trespassers.
   
• Secure entry points: Lock all doors, windows, and gates. Adding security cameras, motion lighting, or alarm systems provides extra protection.
• Use signage: Post “No Trespassing” signs in visible areas. They establish clear intent and may assist authorities in removing unauthorised occupants.
   
• Coordinate with neighbours: Encourage nearby residents to report unusual activity on the property.
   
• Hire a property management company: Managers can conduct inspections, maintain curb appeal, and act quickly if they detect signs of entry or damage.

Proactive monitoring and a consistent maintenance schedule are the best ways to protect a vacant property and avoid the complications that come with unauthorised occupation.
 

How a property management company can help

A professional property management company plays an important role in preventing and addressing squatters. Because managers handle day-to-day operations such as maintenance, security, and resident support services, they are often the first to notice signs of unauthorised occupancy. Regular inspections allow management teams to confirm whether a property is properly maintained and legitimately occupied, while prompt responses to reports from neighbours or staff help stop potential issues early.

When unauthorised activity does occur, property managers can coordinate with law enforcement and legal professionals to document entry, gather information, and support the owner through the formal removal process. They also manage maintenance and landscaping tasks that keep properties looking active and cared for — one of the simplest ways to deter unwanted occupants.

In larger communities or strata properties, management teams assist strata councils with compliance and communication. They guide council members through proper notice procedures, coordinate with legal counsel when needed, and share updates with residents and owners. Beyond prevention and enforcement, a property management company helps owners understand their obligations under the law and helps them avoid missteps that could complicate the process.
 

About FirstService Residential

FirstService Residential is British Columbia’s leading property management company, serving strata corporations, rental properties, and residential communities across the province. Our local teams handle maintenance, inspections, financial management, and communication to keep properties secure and well cared for. We help owners and council members stay ahead of issues like unauthorised occupancy through consistent oversight and proactive planning. With 24/7 Customer Care, expert guidance, and access to trusted local vendors, we make it easier to protect property values and simplify community operations.

Contact FirstService Residential today to learn more.