Moneywise and Yahoo Finance LLC may earn commission or revenue by linking to the content below.
Rochanne Douglas thought she was helping someone in need when she accepted a 32-day Airbnb reservation in February. Almost a year later, she was locked out of her own home, paying thousands in legal fees and mortgage payments on a property she couldn’t even get into.
“This is taking me somewhere I’m not trying to be,” Douglas told 7News in Washington, DC “Everybody has a breaking point (1).”
On Thursday, a D.C. judge finally sided with Douglas, ruling that Shadija Romero, the woman occupying his home, does not have rental rights and can be removed immediately. The judge found that an agreement previously signed by Romero acknowledging that she was not a tenant remained valid.
It’s a rare win for property owners in a city where tenant protections have long tipped the scales against landlords. But the case also exposed what critics call a glaring loophole: In D.C. and several other jurisdictions, staying in someone’s home for just 30 days can be enough to claim tenant rights, even without rent.
Douglas’ nightmare began when Romero booked her furnished home through Airbnb, claiming her own apartment had been damaged in a fire. What Douglas didn’t know: At the time of the booking, Romero was already being evicted from another property because he owed nearly $50,000 in rent (2).
Court records uncovered by 7News revealed a disturbing history. Romero faced eviction from at least two other D.C. properties before landing at Douglas’ home. At an apartment complex, she allegedly owed $35,000 in unpaid rent. At another, he paid one month’s rent and stayed for 13 months.
“He knows what he’s doing,” real estate attorney Rich Bianco told 7News after reviewing the records. “This is not the first rodeo.”
When confronted with the eviction footage on camera, Romero denied ever being evicted. But in court Thursday, under oath and cautioned against perjury, she said she “doesn’t remember” whether she was evicted.
After her 32-day Airbnb stay ended in March, Romero refused to leave. She allegedly changed the locks, put utilities in her daughter’s name, removed Douglas’ personal belongings and tampered with security cameras. Douglas offered him $2,500 to sign a document admitting he was not a tenant and leave. Romero signed, but did not budge (3).
For Douglas, the financial toll was staggering.
“If the judge doesn’t relieve me, I will lose my property,” she told 7News before Thursday’s decision. “I can’t pay $4,000 a month, my other bills and responsibilities like that.”
Her story is far from unique. Across the country, property owners have found themselves trapped by laws meant to protect renters — laws that bad actors have learned to exploit.
The DC case comes amid a wave of legislative reforms aimed at squatter protection nationwide.
In March 2024, Florida Governor Ron DeSantis signed HB 621, which allows property owners to fill out a form and request that sheriffs immediately remove squatters without the need for a court process. The law also makes it a crime to falsify rental documents or cause property damage over $1,000 while occupied.
“We can end the squatter scam in Florida,” DeSantis said at the signing. “While other states side with squatters, we protect property owners (4).”
Georgia followed with its Occupier Reform Act in April 2024, which required defendants to provide proof of legal residency within three days or face arrest (5). New York changed its property law in April 2024 to clarify that squatters are not considered tenants for any length of time. Alabama, Kentucky, Illinois, and Texas passed or advanced similar legislation in 2024 and 2025 (6).
The trend reflects growing frustration among property owners who believe current laws favor those who game the system over those who actually own homes.
Read more: Approaching retirement with no savings? Don’t panic, you are not alone. Here are 6 easy ways to catch up (and fast)
Douglas’ case prompted D.C. Council President Phil Mendelson to review the city’s rental policies.
“I’ve seen some of the reports,” Mendelson told 7News. “I think it’s quite shocking what they’ve revealed (7).”
For property owners considering short-term rentals, experts recommend several precautions. Carefully rate guests, even on platforms like Airbnb that provide some verification. Limit the duration of the reservation to less than 30 days when possible, as this is often the threshold for claiming tenant rights. Document everything, including communications, property status and booking terms. Know your local laws, as tenant protections vary dramatically by jurisdiction. Act immediately if a guest overstays, as delays can strengthen a squatter’s legal position.
Airbnb told 7News it has been following the Douglas case and noted its platform has protections for hosts.
For Douglas, Thursday’s decision marked the end of a 10-month ordeal. But for the larger debate over property rights versus tenant protections, it may be just the beginning.
The case highlights a fundamental tension in housing law: How do you protect vulnerable tenants from predatory landlords without creating loopholes that bad actors can exploit?
States like Florida have clearly chosen to prioritize property owners. Cities like DC have historically leaned toward protecting renters. Douglas’s case — and the public outrage it generated — suggests the balance may be shifting.
“We never gave it any lease,” Douglas said. “I never gave him a lease.”
Now, finally, a judge has agreed.
Cases like this have led lawmakers to take squatting seriously, leading to a wave of anti-squatting legislation across the country. As of June 2025, approximately 30 states are considering implementing legislation, while 13 states have already enacted new or additional laws, according to the National Apartment Association (8).
However, the cost of evicting a squatter could be high for most.
Legal fees for eviction proceedings typically range from $1,500 to $5,000, according to housing experts. Property damage and cleanup can exceed $10,000. And lost rental income during months-long court battles can devastate a homeowner’s finances (9).
For those interested in property investment – minus the tenant drama – fractional property ownership via crowdfunding platforms may be worth exploring.
Backed by world-class investors like Jeff Bezos, Arrived lets you invest in vacation home and rental properties across the country.
The Arrived team takes care of the heavy lifting – from vetting properties for their return potential to finding and managing tenants – so you can become a homeowner without having to deal with late-night repair calls.
You can profit in two ways: any rental income generated by the properties is passed on to investors in the form of monthly cash distributions, and any capital appreciation is paid out at the end of the investment holding period when the property is sold.
Arrived’s single-family residential properties have typically paid 3% to 5% in dividend yields annually, with historical total annual returns ranging from 6% to 10%. Thanks to REIT-style taxation, investors also have access to useful tax breaks.
You can have even more workspace thanks to Arrived’s recently launched secondary market. Six months after a property is launched, it becomes tradable on Arrived’s secondary market, where shares can be bought and sold every quarter.
For those looking to invest beyond short-term vacation rentals, Mogul might be worth a look.
Founded by former Goldman Sachs real estate investors, Mogul handpicks the top 1% of single-family rental homes across the country for you.
This way, you can invest in quality institutional offerings for a fraction of the usual cost. Investors can enjoy a steady stream of monthly rental income, real-time appreciation and tax benefits – without the need for a large down payment or 3am calls to tenants.
Mogul’s team scrutinizes each property, requiring a minimum 12% return even in downside scenarios. Overall, the platform shows an average annual IRR of 18.8%. Their cash-on-cash returns, meanwhile, average between 10 and 12% annually. Listings often sell in less than three hours, with investments typically ranging from $15,000 to $40,000 per property.
Each investment is secured by real assets, which do not depend on the viability of the platform. Each property is held in a self-contained Propco LLC, so investors own the property, not the platform.
Getting started is simple. After you create an account and verify your information, you can search for available properties and invest like a mogul in just a few clicks.
If you are already a home owner and are looking for efficient management of your finances, They left each other allows you to organize your daily transactions and streamline your finances.
You can easily organize your money, manage your expenses as well as pay your bills – all through an integrated platform. That way, you can focus on growing your rental business instead of drowning in spreadsheets.
You can open unlimited accounts for each of your properties – with no monthly account maintenance fees and no minimum balance required, plus earn up to 2.63% APY on savings accounts – about 7x the national average of 0.39% (10).
Open a Baselane account today and receive a $150 cash bonus as a Moneywise reader.
We only rely on verified sources and credible third-party reports. For details, see our ethics and editorial guidelines.
7News (1, 2, 3, 7); Governor of Florida (4); Multi-Family Diving (5, 6); National Apartment Association (8); Squatters’ Rights (9); Federal Deposit Insurance Corp (10)
This article provides information only and should not be construed as advice. Offered without warranty of any kind.
