Louisiana situation guide · Updated November 2026

Wholesaling Squatter-Occupied Houses in Louisiana

Wholesaling squatter-occupied houses in Louisiana means contracting with an owner whose house has unauthorized occupants, then assigning that contract to a buyer who can handle the problem. In Lafayette, these cases tend to involve vacant inherited homes. Act 807 of 2026 (reported as effective August 1, 2026; confirm on legis.la.gov) applies, and an attorney should lead on occupancy.

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The short answer

Can you wholesale a squatter-occupied house in Lafayette?

Yes, in many cases. In Louisiana, you can assign a Lafayette contract if you follow Act 807 of 2026 (R.S. 37:1448.5). Disclose in writing that you plan to assign, tell the owner to get legal advice, and offer the five-day cancellation right. Removal of occupants is a legal process, so check current rules with an attorney.

A squatter is someone living in a property without the owner’s permission. Louisiana law treats occupants differently depending on the facts, such as whether there was any lease, payment or consent. Do not label anyone until an attorney has reviewed it. Our squatters’ rights guide explains the general ideas.

Your job is not to remove anyone. You are buying the contract rights. Never change locks or cut utilities, because that can lead to claims against the owner. See working with an attorney and keep a record of every conversation.

Squatter-Occupied Houses in Louisiana at a glance

Governing law	Act 807 of 2026, R.S. 37:1448.5
Property covered	1 to 4 residential units
Removal route	Court process, check current rules
Self-help	Do not lock out or cut utilities
Title warning	No liens or clouds on title
Local market	Lafayette Parish

The opportunity

Why squatter cases appear in Lafayette Parish

Lafayette has empty homes after storms, energy-sector slowdowns and inherited estates. A house near the Saint Streets or in Scott can sit unattended for months. Owners who live elsewhere may learn of an occupant only from a neighbor. A buyer who understands the process can step in, but the price must reflect the risk. Use the ARV calculator.

Distressed owners

Owners dealing with an occupant often accept steep discounts for certainty, a clean exit and no more legal stress.

Few bidders

Most buyers avoid occupied problems, so careful ones face less competition.

Title and lien checks

Do the title search first, since liens add risk.

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Lead sources

Where to find squatter-occupied homes in Lafayette

Neighbor tips. Residents often notice lights, cars and trash before owners do.
Vacant house lists. Start with homes that sat empty. See zombie properties.
Heirs. Families who inherited a home may not know who is inside. See heirs’ property.
Code enforcement. Complaints often follow occupied vacant houses. See code violation leads.
Property managers. Managers learn first when a vacant listing has someone inside.

Your exit

Who buys occupied problem houses in Louisiana

Experienced investors with attorneys and patience are the usual buyers. They want written facts, not rumors, so send photos, dates and documents about the occupant.

Be honest that possession is not delivered, and say what the owner has tried so far. A buyer who knows the risk can price it, plan the timeline and budget for counsel. Pair your page with an investor-friendly title company and the repair estimate guide.

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Step by step

How to start wholesaling squatter-occupied houses in Louisiana

Verify ownership. Check parish records and title before any call.
Learn the facts. Ask the owner what they know about the occupant and when it began.
Disclose in writing. Give the Act 807 notice before signing.
Price the risk. Use the MAO calculator with legal and wait costs.
Sign and attach the form. Include the LREC cancellation form and statutory notice.
Escrow the deposit. Hold at least 1% of the price.
Assign to a prepared buyer. Pick a buyer who has an attorney ready.

Your checklist for wholesaling Squatter-Occupied Houses in Louisiana

Check title before you spend time on the occupant.
Never threaten, lock out or cut off utilities.
Tell the seller to get legal advice in writing.
Price in legal fees and delay.
Do not record anything that could cloud title.

A Louisiana example: a vacant inherited home near the Saint Streets

Likely market value	$165,000
Contract price	$98,000
Deposit (1%)	$980
Buyer price	$108,000
Assignment fee	$10,000
Buyer’s legal budget	$4,000

This worked example uses illustrative numbers. An heir in another city owned a Lafayette house that neighbors said had unknown occupants. You checked title and found it clear.

You disclosed your plan to assign, sent the LREC form and signed at $98,000 with $980 in escrow. The heir did not cancel.

An investor with an attorney bought the rights for $108,000, knowing about the occupant, and agreed to handle removal. You earned $10,000.

Louisiana rules to know

Occupants, Act 807 and title

Act 807 bars wholesalers from recording any lien or encumbrance or clouding title. That matters here because a wholesaler might be tempted to protect a position while a dispute drags on. Do not. A violation makes the contract voidable and can bring a penalty up to $5,000 per violation. Check current text.

Removing an occupant in Louisiana generally requires a court process, and the rules depend on the facts. Check current rules with a Louisiana attorney and do not rely on self-help. Be careful with cash for keys, too, and read our cash for keys guide with counsel.

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Students bring us hard cases before they sign. We help them spot title and occupancy risks and decide when to pass.

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FAQ

Squatter-Occupied Houses in Louisiana: common questions

Is wholesaling squatter-occupied houses in Louisiana legal?

Yes, if you follow Act 807 of 2026 for one-to-four-unit homes and the seller owns the property. Occupants complicate possession, not the wholesaling rules. Check current text and use a Louisiana attorney. Pass on deals where the facts feel unclear.

Can I remove the occupants myself?

No. Do not change locks, cut utilities or threaten anyone. Removal generally needs a court process, and self-help can create liability for the owner and for you. Check current rules with a Louisiana attorney. Let the buyer’s attorney handle any notices.

How should I price a house with occupants?

Price in legal fees, wait time, repairs and risk. Many buyers want a deep discount. Run the numbers with a conservative resale value and extra holding months, then confirm with your buyer’s attorney. Walk away if the margin disappears once those costs are included.

Can I record my contract to protect myself?

Be very careful. Act 807 as read bars recording liens, encumbrances or anything that clouds title. Whether recording the contract itself is allowed is unsettled. Ask a Louisiana attorney before recording anything. When in doubt, do not record, and use escrow and a title company instead.

What if the seller cancels?

During the cancellation window the seller can cancel for any reason and the deposit is returned to you. After a violation the contract can also be voided. Follow every disclosure step. The deposit and the signed notice both matter, so document each step.