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.
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.
Table of Contents
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 ends with SB 448.
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.
Schedule a consultation today and learn how we make property management easier—so you can Live the Good Life.
Watch: 4 Simple Ways to Prevent Squatters
Check out this quick Instagram reel covering four easy ways to make your property less vulnerable to squatting:
Frequently Asked Questions About SB 448
1. Is SB 448 a law yet?
Not yet. It’s still moving through the California legislative process. If passed, it would take effect in 2026.
2. Does SB 448 apply to all renters?
No. SB 448 only applies to unauthorized squatters—not tenants with current or former leases.
3. What proof do I need to use SB 448?
You’ll need to provide:
- Verified complaint
- Affidavit of ownership or legal control
- Proof the squatter has no lease or permission to stay
4. Can I remove a squatter without going to court?
SB 448 creates a streamlined process with law enforcement and judicial review—but not a full court trial like standard evictions.
Resources and Useful links:
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