How to Keep Your Vacant Rental Property Secure

Vacancies are a normal part of managing a rental property, but they can also be a vulnerable time. Whether you’re waiting to find the right tenant or making repairs before relisting, having a vacant rental property—even briefly—can invite problems. In Portland, where squatting and property crime are ongoing concerns, landlords must take proactive steps to protect their investments during tenant transitions. Here’s how to keep your rental safe, secure, and compliant with Oregon laws.

Understand the Risk of Squatting in Portland

Squatting—when someone occupies a property without permission—can be more than just an inconvenience. If not dealt with swiftly, it can lead to expensive legal battles, lost rent, and property damage. Oregon law does not favor squatters, but removing them still requires going through the proper legal eviction process. That’s why prevention is key.

In Portland, property crime rates are higher than the national average, and empty homes are especially at risk. The city’s housing shortage and growing number of unhoused individuals have made this issue more visible in recent years.

Change the Locks Immediately

This simple step is one of the most effective. Once a tenant vacates the property, change all locks—especially if you haven’t done so recently. Even well-meaning tenants may forget about spare keys they handed out to friends or family.

Make sure you replace:

• Entry door locks.
• Window locks (check for broken or easy-to-open latches).
• Garage door codes (if applicable).

Bonus tip: consider installing a smart lock system so you can easily reset codes between tenants without needing a locksmith.

Use Smart Home Technology for Security

Technology can help you monitor the property remotely. Here are some smart upgrades to consider:

• Motion-Activated Security Cameras: These can be monitored from your phone and act as a strong deterrent.
• Smart Lights: Set timers or control them remotely to make the property appear occupied.
• Smart Alarms: Systems like SimpliSafe or Ring allow you to monitor your property even when you’re not nearby.

Just make sure to remove or disable any tenant-facing tech before a new renter moves in to avoid privacy violations.

Secure All Entrances

Besides locking doors and windows, think about all the ways someone could get inside:

• Basement windows and bulkheads should be locked and reinforced.
• Pet doors can be entry points for small individuals—consider sealing them during a vacancy.
• Detached garages or sheds often hold tools and valuable materials. Lock them with a heavy-duty padlock and check for signs of tampering.

Maintain a Visible Presence at the Property

Squatters and vandals are less likely to target a property that looks cared for and occupied. Here’s how to give that impression:

• If you live nearby, stop by regularly to check in.
• Keep lights on timers in a few rooms.
• Hire a landscaper or gardener to maintain the yard.
• Ask a neighbor or property manager to pick up mail and flyers, which are a sure sign no one is home.

Neighbors are a landlord’s best asset when it comes to a vacant rental property. Let them know you’re between tenants and ask them to keep an eye on your property. You can also get involved in your local homeowners association or community group, which often have alerts or watch programs to reduce crime.

Post ‘No Trespassing’ Signs

Legally, clear signage strengthens your case if someone does enter your property without permission. While not required, posting “No Trespassing” signs makes it easier to press charges in the event of unauthorized entry. Oregon Revised Statutes (ORS 164.245–164.255) outlines trespassing offenses and enforcement procedures.

Signs should be:

• Posted at all entry points.
• Large enough to be visible.
• Weather-resistant and securely mounted.

Winterize and Secure Vacant Utilities

Unauthorized squatters aren’t the only concern with a vacant rental property. If you don’t winterize your unit or ensure that utilities are turned off, a burst pipe or other mishap could cost you thousands. Plus, with the utilities turned off, squatters will be further deterred. Be sure to:

• Turn off and drain the water from your pipes.
• Shut down the gas if no one will be entering the property.
• Keep the heat on low if needed to prevent mold and moisture buildup.

Utilities that remain on should be monitored via smart meters or reported by your property manager.

Screen Tenants Carefully to Prevent Future Issues

One of the best ways to avoid trouble down the line is to screen thoroughly and select tenants who will respect your property. In Portland, however, tenant screening is highly regulated under local and state laws, including SB 608 and the Portland FAIR Ordinance.

Make sure your screening practices are:

• Legally Compliant: Avoid blanket bans based on income, credit score, or criminal history.
• Consistent: Apply the same criteria to every applicant.
• Thorough: Check rental history, employment, references, and use a tenant screening service to verify background and credit.

Pro tip: Rent Portland Homes Darla Andrew’s Office is fully up to date on the latest tenant screening laws and can handle this entire process on your behalf.

What to Do If You Discover a Squatter

If someone has entered or occupied your vacant rental property without permission:

• Do not confront them directly.
• Call the police to report trespassing.
• Begin the legal eviction process if they claim tenancy rights.

Oregon doesn’t have a specific “squatter law,” but the eviction process can still be lengthy. You’ll need to file a Forcible Entry and Detainer (FED) action in court and provide notice.

Keep Your Property Secure Year-Round

Even if your unit will only be vacant for a short time, landlords in Portland can’t afford to leave properties unsecured. Whether you’re facing a short vacancy or a longer transition, the best defense against squatting and property damage is a proactive, legally compliant approach.

Vacancy periods are much easier to navigate with a trusted property manager on your team. At Rent Portland Homes Darla Andrew’s Office, we handle everything from tenant turnover and repairs to legally compliant screening and regular property checks. We specialize in hassle-free property management so you can get all the pros of owning rental property without the stressful cons. With our help, you won’t have to worry about squatters—or long vacancies—at all. Give us a call at (503) 515-3170 to learn more.