Wholesaling Squatter-Occupied Houses in Virginia

The short answer

Can you wholesale a squatter-occupied house in Virginia?

Sometimes, but only with clear disclosure to the seller and legal help on how to remove the occupant. We found no squatter-specific Virginia statute, so check current law with an attorney.

Words like squatter, trespasser and holdover tenant mean different things in court. Someone with a lease or a past rental may be a tenant, and removing a tenant generally takes a court order rather than self-help. Our squatters rights guide explains the general ideas, and the tenant-occupied guide covers people with leases.

Virginia’s trespass law and its unlawful detainer process in general district court are the usual tools, but you should confirm the steps with a local attorney. Do not change locks, shut off utilities or remove belongings yourself. On licensing, Va. Code 54.1-2100 can treat two or more compensated dealings in assignable contracts within 12 months as brokerage. The old exemption in 54.1-2101 was repealed effective July 1, 2024, and the owner exemption in 54.1-2103(A)(1) is generally limited to acts tied to managing and investing in property you own. Check current text and get advice. See license rules for wholesaling.

The opportunity

Why these houses show up in Norfolk

Norfolk has older neighborhoods in Park Place, Ocean View and parts of Ghent and Berkley, plus vacant homes left after a death or a move. Flooding and tough upkeep leave some houses empty, and empty houses attract unwanted guests. Owners may be heirs or out-of-state landlords who cannot easily fix it. They may sell cheaply if you offer a path out. The city’s redevelopment and blight programs can also come into play, so check with local offices.

Lead sources

Where to find these houses in Norfolk

• Neighbor reports. People on the block know which houses have strangers coming and going.
• Code complaints. Open violations can lead to owners. See code violation leads.
• Vacant and tax-behind homes. City lists can show owners in trouble. See tax delinquent lists.
• Probate and heirs. Family homes after a death can be at risk. See probate leads.
• Drive-by checks. Look for signs of use at empty houses. Try driving for dollars.

Your exit

Who buys occupied problem houses in Norfolk

Buyers are few, and they are usually experienced investors with attorney relationships and cash on hand. They can wait through a court case and carry the costs. Some use cash for keys when the occupant is willing to leave, and that path is voluntary.

Be honest with any buyer. Tell them what you know about the occupant, the legal steps, the timeline and the cost. Our condemned house guide and title search guide help with other issues you may find along the way.

Step by step

How to start wholesaling squatter-occupied houses in Virginia

1. Confirm who owns the house. Run a title search and make sure the person selling has authority.
2. Identify the occupant. Find out whether the person is a tenant, a family member or a trespasser.
3. Talk to an attorney. Ask about the right court process before you sign.
4. Run the numbers. Use the ARV calculator and MAO calculator, and add a large buffer for delay.
5. Contract and disclose. Write down the occupancy, say you may assign and allow a long closing. See assignment of contract.
6. Find the right buyer. Show it only to buyers who understand court cases.
7. Close with a title company. Use an investor-friendly title company and disclose the occupancy.

An heir living in another state inherited a Park Place house after a parent died. A neighbor reported that someone had moved in without permission. The heir had no time or money to manage a court case and agreed to talk.

Comps suggested about $210,000 after repairs, with $45,000 of work and $7,500 in legal and holding costs. The contract price was $95,000. The contract stated the occupancy, allowed assignment and gave a long closing window.

An experienced investor paid $104,000 and handled the court process with an attorney. The $9,000 spread was the fee. The wholesaler had told the heir everything in writing and noted the date for the 12-month count.

Virginia rules to know

Virginia rules for occupied houses

Virginia has trespass law and the unlawful detainer process, and we did not confirm any squatter-specific statute. Courts decide who may stay, and owners should follow that process. Self-help can create legal trouble. Our attorney guide explains how to find help.

On licensing, Va. Code 54.1-2100 can treat two or more compensated dealings in assignable contracts within 12 months as brokerage. The old exemption in 54.1-2101 was repealed effective July 1, 2024, and the owner exemption in 54.1-2103(A)(1) is generally limited to acts tied to managing and investing in property you own. Check current text and get advice. Seller disclosure in Virginia is largely a buyer-beware form for residential sales, so put what you know about the occupant in your contract. See is wholesaling legal.

Learn it with a mentor

Take on hard deals carefully

Occupied houses carry real risk. Mentorship students bring us these files and we help them decide whether to pass or move forward with legal help.

FAQ

Squatter-Occupied Houses in Virginia: common questions

Keep going

More Virginia wholesaling guides

Read the full Virginia wholesaling guide or pick another situation below.

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