Can You Sell a House with Squatters in North Carolina?

It’s your house. You pay the taxes. You hold the title. So why are complete strangers living in it—and why can’t you just sell it and move on?

Welcome to the legal headache that is squatters’ rights in North Carolina.

At Carolina Home Cash Offer, we’ve worked with dozens of frustrated property owners who’ve discovered squatters living in their homes—sometimes after a foreclosure, a vacancy, or just a few months away. And the most common question we hear is:

“Can I still sell my house with squatters inside?”

Short answer: yes—but not without jumping through a few legal hoops.

In North Carolina, selling a property with squatters is possible, but it comes with serious challenges: legal eviction processes, buyer hesitation, property damage risks, and strict disclosure laws. For most homeowners, the traditional market becomes a dead end. That’s where experienced cash buyers like us come in.

This guide will walk you through:

North Carolina’s specific legal requirements for removing squatters
Disclosure laws and title issues
Selling options (and why “as-is” might be your best bet)
How Carolina Home Cash Offer helps sellers exit tough situations—fast

II. Can You Legally Sell a House with Squatters in North Carolina?

Yes, you can sell a house with squatters in it in North Carolina—but there are strings attached.

The law allows the sale of squatter-occupied property, but you must be transparent with potential buyers and navigate the legal eviction process correctly. According to TE Johnson & Sons, removing squatters isn’t something you can do on your own—you need a court order, and only the sheriff is authorized to carry out a physical eviction.

Because of this, traditional buyers often walk away. The risk of legal delays, property damage, and court involvement deters most retail buyers and agents. Mortgage lenders, too, may refuse to finance homes that aren’t vacant.

That’s why many homeowners in North Carolina turn to cash buyers like Carolina Home Cash Offer—we’re used to navigating evictions, resolving title issues, and buying homes as-is, even when squatters are involved.

In short, the sale is legal—but unless you’re working with the right buyer, it might not be practical.

III. Understanding North Carolina’s Eviction Process for Squatters.

Removing squatters in North Carolina isn’t as simple as asking them to leave—or even calling the police. The law requires you to follow a formal, judicial eviction process, and failing to do so could delay the sale of your home or lead to legal trouble.

At Carolina Home Cash Offer, we’ve seen how long these cases can drag out when not handled correctly. That’s why we specialize in helping sellers offload squatter-occupied properties without waiting for the courts to clear the way first.

Here’s how the eviction process works in North Carolina:

Step 1: Notice to Quit (10-Day Notice)

The process begins with a 10-Day Notice to Quit, which must be served to the squatter. This document demands that they vacate the property within ten days. The notice must be delivered either in person or posted in a visible location (like the front door) and is often paired with certified mail to document the effort.

If the squatter leaves during this period, the process ends. If not, you’ll need to escalate.

Step 2: Filing for Unlawful Detainer (Eviction Lawsuit)

If the squatter remains, you must file an unlawful detainer action—essentially, an eviction lawsuit—at your local county courthouse. You’ll pay a filing fee and get a hearing date, typically within a few weeks.

According to SPM Triangle Rentals, this step is mandatory—even if the person entered the home without permission and has no lease.

Step 3: Court Hearing

At the hearing, both you (the property owner) and the squatter will have an opportunity to present evidence. This could include proof of ownership, notices served, or any communications that occurred.

If the court sides with you—as is often the case when no lease exists—they’ll issue a ruling in your favor.

Step 4: Writ of Possession

Once you win the case, the judge will issue a Writ of Possession. This is a legal order authorizing the sheriff to remove the squatter from your property.

Step 5: Sheriff Enforcement

Only the county sheriff, not local police, can enforce the Writ of Possession. The sheriff will post a final notice on the property and return within approximately five days to physically remove the squatter if they haven’t left voluntarily.

This process—start to finish—can take anywhere from 3 to 8 weeks, depending on the court’s backlog and how cooperative the squatter is.

For sellers who don’t want to wait or deal with court filings, Carolina Home Cash Offer can purchase the home as-is—even before the eviction is finalized.

IV. Adverse Possession in North Carolina: When Squatters Become Owners

Beyond the eviction process, there’s another legal issue that can throw a wrench into your plans: adverse possession.

In North Carolina, if a squatter occupies your property openly, continuously, and without your permission, they may be able to gain legal ownership over time.

20-Year Rule: Standard Adverse Possession

The traditional route to adverse possession in North Carolina requires 20 years of uninterrupted occupancy. During that time, the squatter must treat the property as their own—paying taxes, maintaining it, and excluding others from possession (Innago).

7-Year Rule with “Color of Title”

There’s also a 7-year shortcut if the squatter possesses a deed or document—however invalid—that gives the appearance of legal title. This is known as color of title, and it significantly shortens the clock for a successful ownership claim.

Why This Matters for Sellers

If you’ve had a squatter in your property for several years and haven’t taken legal action, you may be at risk of title complications. Some buyers—especially traditional ones—will walk away from any deal involving unresolved possession issues.

At Carolina Home Cash Offer, we conduct thorough title reviews and work with legal experts to navigate adverse possession risks, helping sellers close even when timelines are tight and records are murky.

V. Legal Responsibilities When Selling a Squatter-Occupied Property

A. Disclosure Obligations

In North Carolina, sellers are legally required to disclose known issues with the property—including the presence of squatters. Attempting to hide this fact can lead to serious consequences: lawsuits, contract cancellations, or even fraud accusations.

As TurboTenant notes, failing to disclose squatter activity or ongoing eviction proceedings may not only violate state disclosure laws but could put you at legal and financial risk long after the sale closes.

At Carolina Home Cash Offer, we welcome full transparency—and never penalize sellers for difficult situations. We know how to handle them.

B. Property Condition Considerations

Squatter-occupied properties are often at risk for:

Structural damage from unauthorized modifications
Vandalism or stolen appliances
Unsafe or unsanitary living conditions

These issues don’t just lower the property’s market value—they may require code compliance or safety inspections before a traditional sale can proceed. That’s why many sellers prefer to avoid time-consuming repairs and instead sell as-is to investors like Carolina Home Cash Offer.

VI. Practical Options for Selling a House with Squatters in NC

A. Traditional Real Estate Market

Trying to sell through a real estate agent? Expect resistance.

Most traditional buyers—especially those using mortgages—will shy away from squatter-occupied properties. Why?

Lenders may refuse financing until the property is vacant.
Showings are unsafe or impossible.
Eviction delays add uncertainty.

It’s not that it’s illegal—it’s just impractical for most buyers.

B. Sell to Cash Buyers or Investors

That’s where experienced, professional buyers like Carolina Home Cash Offer step in.

We specialize in:

As-is purchases with no repairs, no inspections, and no buyer walkthroughs
Properties with legal complications, including active squatters or pending evictions
Fast closings, often within 7–14 days

Because we use our own capital, we’re able to move forward quickly, without relying on lender approvals or buyer contingencies.

VII. Legislative Update: June 2024 Squatter Eviction Reform Proposal

In mid-2024, a bill passed through North Carolina’s House Judiciary Committee proposing a radical change: allowing law enforcement to remove squatters within 48 hours of a complaint.

As of now, this bill has not yet become law (NY Post). The existing legal framework still requires a formal eviction through the court system. That means judicial eviction is still the only legal route—and why working with an experienced buyer who understands that process is critical.

VIII. Final Thoughts: Yes, You Can Sell—With the Right Strategy

Selling a house with squatters in North Carolina is possible, but it’s not as simple as listing it on the MLS and waiting for offers. You must:

Follow the formal eviction process
Understand and mitigate legal risks (like adverse possession)
Disclose everything to protect yourself legally
Accept that traditional buyers may not be an option

That’s why sellers across the state trust Carolina Home Cash Offer.

We buy squatter-occupied properties as-is, on your timeline, and with zero pressure or fees. If you’re dealing with squatters in North Carolina and want to sell fast, we’re here to help.

Frequently Asked Questions (FAQ)

Can I legally sell a house with squatters in North Carolina?

Yes, but you must disclose their presence and follow legal eviction procedures. Traditional buyers may not be interested, but cash investors often are.

How long does it take to evict squatters in NC?

The full process—from notice to sheriff enforcement—can take 3 to 8 weeks, depending on court schedules and the squatter’s response.

What is “color of title” in North Carolina?

Color of title refers to a document (like a deed) that appears valid but is legally defective. If a squatter has such a document and has occupied the property for 7 years, they may claim adverse possession.

Do I have to disclose squatters when selling a house?

Absolutely. State law requires you to disclose known issues—including unauthorized occupants. Failure to do so can result in legal penalties.

Can I call the police to remove squatters?

No. Only the county sheriff can enforce a Writ of Possession after a court order. Police typically treat squatter cases as civil, not criminal, matters.

X. Sources & Resources

Can I Sell a House with Squatters in NC?