Sell Your Indiana House with Squatters — We Handle It
Unauthorized occupants in your Indiana property create legal, financial, and safety risks. Bartolini Cash Buyers makes cash offers on occupied properties and works with you to resolve the situation. Cash offer within 24 hours, close in as few as 7 days.
Indiana Squatter Rights and the Eviction Process
Indiana law (IC 32-31-1) requires a formal eviction process even for unauthorized occupants. You cannot simply change the locks or remove belongings — doing so exposes you to liability. The process typically takes 30–60 days and requires filing in small claims or circuit court, serving proper notice, obtaining a judgment, and having the sheriff execute the writ of possession.
Adverse possession in Indiana requires 10 years of open, continuous, hostile, and exclusive possession (IC 32-21-7). Squatters who have been present for less than 10 years have no ownership claim, but they do have procedural rights that must be respected during removal.
Why Traditional Buyers Won't Touch Occupied Properties
Lenders require properties to be vacant and in insurable condition at closing. A home with unauthorized occupants will not qualify for conventional, FHA, or VA financing — eliminating the vast majority of buyers. Even cash buyers on the open market typically require vacant possession before closing.
Bartolini Cash Buyers evaluates occupied properties and can structure the transaction to account for the time and cost of removal. We have experience working with properties in difficult situations and can move quickly once terms are agreed.
How the Sale Process Works with Squatters
We assess the property and the occupancy situation, then make a cash offer that reflects the as-is condition and the cost of resolving the occupancy. You accept the offer, we open escrow with a licensed Indiana title company, and we coordinate the removal process. You are not required to manage the eviction yourself.
In some cases we can close with the occupants still present and handle removal after taking title. In others, we work with you to complete the eviction before closing. The approach depends on the specific situation and timeline.
Squatters Create Ongoing Liability — Act Now
Every day unauthorized occupants remain in your property increases your liability exposure, insurance risk, and potential property damage. Bartolini Cash Buyers can evaluate your property and make a cash offer within 24 hours. Call (317) 495-3440 or fill out the form below.
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