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Rochen Douglas thought she was helping someone in need when she accepted a 32-day Airbnb reservation in February. About a year later, she was locked out of her home, paying thousands in attorney fees and mortgage payments on a property she couldn’t enter.
“It’s taking me somewhere I’m not trying to be,” Douglas told 7 News in Washington, D.C. “Everybody has a breaking point (1).”
On Thursday, a D.C. judge finally ruled in favor of Douglas, Shadijah Romero, that the woman living in his home has no right to rent and can be evicted immediately. The judge found that the contract Romero had previously signed, stating that he 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 say is a glaring loophole: In D.C. and many other jurisdictions, living in someone’s home for just 30 days can be enough to claim tenant rights, even without a lease.
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 booking, Romero had already been evicted from another property due to about $50,000 in back rent (2).
Court records uncovered by 7News revealed a troubled history. Romero faced evictions from at least two other DC properties before landing the Douglas home. At one apartment complex, he allegedly owed $35,000 in rent. In another, she paid one month’s rent and stayed for 13 months.
“She knows what she’s doing,” real estate attorney Rich Bianco told 7 News after reviewing the records. “This is not the first rodeo.”
When confronted with the eviction records on camera, Romero denied ever being evicted. But in court on Thursday, put under oath and warned about perjury, she said she had ‘no recollection’ of whether she had been expelled.
After her 32-day Airbnb stay ended in March, Romero refused to leave. She allegedly changed the locks, put the utilities in her daughter’s name, removed Douglas’ personal belongings, and tampered with security cameras. Douglas offered her $2,500 to sign a document admitting he was not a tenant. Romero signed, but did not move (3).
For Douglas, the economic toll is staggering.
“If the judge doesn’t give me some relief, I will lose my property,” she told 7 News ahead of Thursday’s decision. “I can’t pay $4,000 a month, like my other bills, and my responsibilities.”
His story is far from unique. Across the country, property owners find themselves trapped by laws designed to protect tenants — laws that bad actors have learned to exploit.
The DC case comes amid a wave of legislative reforms targeting squatter protections nationwide.
In March 2024, Florida Governor Ron DeSantis signed HB 621, which allows property owners to fill out a form and allow sheriffs to remove squatters immediately, with no court process required. The law makes falsifying lease documents or squatting causing property damage in excess of $1,000.
“We are putting an end to the squatter scandal in Florida,” DeSantis said at the signing. “While other states are siding with squatters, we are protecting property owners (4).”
Georgia enacted its Squatter Reform Act in April 2024, requiring accused squatters to submit proof of legal residency within three days or face arrest (5). New York changed its property laws in April 2024 to prohibit squatters from renting for any length of time. Alabama, Kentucky, Illinois, and Texas have passed or advanced similar legislation in 2024 and 2025 (6).
The trend reflects growing frustration among property owners that current laws favor those who game the system over those who actually own homes.
Read more: Approaching retirement with no savings? Fear not, you are not alone. Here are 6 easy ways you can catch up (and fast).
Douglas’ case has prompted DC Council President Phil Mendelson to review the city’s rental policies.
“I’ve seen some reports,” Mendelson told 7News. “I think it’s very shocking what they’ve revealed (7).”
For property owners considering short-term rentals, experts recommend several precautions. Also carefully screen guests on platforms like Airbnb that offer some verification. Limit the length of the booking to less than 30 days where possible, as this is often the threshold for claiming tenant rights. Document everything including communications, property conditions and booking conditions. Know your local laws, as tenant protections vary dramatically by jurisdiction. Take immediate action if a guest overstays, as delay can strengthen the squatter’s legal position.
Airbnb told 7News it is tracking the Douglas case and noted that its platform has safeguards in place for hosts.
For Douglas, Thursday’s decision marked the end of a 10-month ordeal. But for the broader debate on property rights versus tenant protections, this 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 tenant protections. The Douglas case—and the public outcry it generated—suggests the balance may be shifting.
“I never hired her,” Douglas said. “I never gave him a leash.”
Now, finally, a judge agreed.
Cases like these have prompted lawmakers to take squatting seriously, driving a wave of anti-squatting laws across the country. By June 2025, nearly 30 states are considering enacting legislation, while 13 states have already enacted new or additional laws, according to the National Apartment Association (8).
Still, the cost of removing a squatter can be steep for many.
According to housing experts, legal fees for eviction proceedings typically run from $1,500 to $5,000. Property damage and cleanup can exceed $10,000. And the loss of rental income during months-long court battles can cost a landlord financially (9).
For those interested in real estate investing – minus the drama of renting – fractional property ownership through crowdfunding platforms may be worth exploring.
Backed by world-class investors like Jeff Bezos, Arrived lets you invest in shares of vacation homes and rental properties across the country.
The arrival team takes care of the heavy lifting—screening tenants based on their return-producing potential and potential to manage—so you can become a landlord without having to deal with late-night maintenance calls.
You can earn returns in two ways: any rental income generated by the properties is passed on to investors as monthly cash distributions, and any capital appreciation is paid at the end of the investment hold period when the property is sold.
Arriving single-family residential properties have typically paid 3% to 5% annual dividend yields, with a total historical annual return of 6% to 10%. Thanks to REIT-style taxation, investors also get access to useful tax breaks.
You may have even more wiggle room thanks to Arrive’s recently launched secondary market. Six months after the asset is launched, it becomes tradable on Arrived’s secondary market, where shares can be bought and sold every quarter.
For those looking to invest in a short-term vacation rental, Mogul may be worth a look.
Founded by former Goldman Sachs real estate investors, Mogul selects the top 1% of single-family rental homes nationwide for you.
This way, you can invest in institutional quality offerings for a fraction of the normal cost. Investors can enjoy a steady stream of monthly rental income, real-time appreciation and tax benefits — without the need for hefty down payments or 3 AM rental calls.
Mogul’s team carefully vets each asset, even in negative scenarios requiring at least a 12% return. Across the board, the platform features an average annual IRR of 18.8%. Their cash-on-cash yields, meanwhile, average 10 to 12% annually. Offers often sell within three hours, with investments typically between $15,000 and $40,000 per property.
Each investment is secured by real assets, not dependent on the viability of the platform. Each property is held in a standalone Propco LLC, so investors own the property – not the platform.
Getting started is simple. After you sign up for an account and verify your information, you can browse available properties and invest like a mogul in just a few clicks.
If you are already a home owner and looking for efficient management of your finances, They left each other Allows you to organize your day-to-day transactions and streamline your finances.
You can easily manage your money, manage expenses, and pay bills – all through one integrated platform. This way, you can focus on growing your rental business instead of drowning in spreadsheets.
You can open unlimited accounts for each of your assets — no monthly account maintenance fees and minimum balances required, plus earn up to 2.63% APY on savings accounts — nearly 7 times the national average of 0.39% (10).
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We rely only on vetted sources and reliable third-party reporting. For details, see our editorial ethics and guidelines.
7 News (1, 2, 3, 7); Governor of Florida (4); Multifamily Dive (5, 6); National Apartment Association (8); squatter rights (9); Federal Deposit Insurance Corporation (10)
This article provides information only and should not be construed as advice. It is provided without warranty of any kind.
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