Eviction Verification

Verify Evictions with Authority for Probate Properties

When a decedent’s property enters probate, one of the most challenging situations estate attorneys may face is the presence of unauthorized occupants—whether they’re previous tenants without a valid lease, squatters, or family members refusing to leave. Evicting these individuals is often a legal necessity to regain control of the property, but the process doesn’t end with the eviction notice. Ensuring that the premise is vacated, secure, and free of damage requires careful coordination with authorities and thorough verification, a task that can be time-consuming and legally complex. At DBD Estate Services, our Eviction Verification service is designed to handle this process for you, working with local authorities to execute the eviction and confirming that the property is ready for its next phase, so you can focus on settling the estate with confidence.

The stakes of eviction verification in probate are high. Unauthorized occupants can cause significant damage to the property, from vandalism to neglect, diminishing its value and complicating the estate administration process. They may also pose safety risks, such as leaving the property unsecured or creating fire hazards, which can lead to lawsuits or code violations. From a legal perspective, estate attorneys must ensure that the property is under the executor’s control, as failure to remove occupants can delay the sale or distribution of the property, leading to disputes among heirs or allegations of fiduciary negligence. We’ve seen cases where a squatter refused to leave a probate property, delaying the sale for months, or where an evicted tenant returned and caused thousands of dollars in damage, a cost the estate had to bear. These scenarios highlight the importance of thorough eviction verification, a task that DBD Estate Services is uniquely equipped to manage.

Our process begins with a consultation to understand the eviction situation, working closely with estate attorneys to review the legal status of the occupants and any court orders or eviction notices already in place. We coordinate with local authorities, such as the sheriff’s office, to execute the eviction, ensuring that the process complies with state and local laws. Our team is present on the day of the eviction, overseeing the removal of the occupants and ensuring that the property is vacated as ordered. We then conduct a thorough inspection of the property, checking for signs of damage, unauthorized re-entry, or items left behind by the occupants. In one case, we verified an eviction for a probate property where the tenant had left behind drugs, needles, and hazardous materials. We removed the items and secured the property, preventing a potential health hazard and ensuring it was ready for sale.

Once the property is vacated, our focus shifts to security and documentation. We rekey the locks, board up any broken windows, and install additional security measures as needed to prevent re-entry. We also document the entire process, providing a detailed report with photos, a timeline of the eviction, and a list of any damages or issues found during the inspection. This report serves as a court-ready record, demonstrating due diligence and protecting against claims of mismanagement. If repairs are needed due to damage caused by the occupants—such as fixing broken doors or cleaning up trash—we can coordinate those services, ensuring the property is restored to a functional state. In cases where legal disputes arise, such as an occupant contesting the eviction, we work with you to provide the necessary documentation to support the estate’s position.

Our service is designed to address the unique needs of probate attorneys, focusing on minimizing liability and protecting the estate’s assets. We understand the legal implications of an incomplete eviction—an occupant who returns or causes damage can lead to financial losses, disputes among heirs, or lawsuits from neighbors, all of which can delay probate and strain client relationships. Our thorough verification ensures that the property is empty, secure, and ready for its next phase, whether that’s a sale, rental, or habitation by heirs. In one case, we verified an eviction for a probate property where a family member had been living there without permission. After the eviction, we secured the property and repaired minor damages, allowing it to be sold within a month, a success that benefited the estate and satisfied the heirs.

The DBD team also recognizes the emotional weight of this process for heirs, who may feel conflicted about evicting someone from the family home, especially if the occupant is a direct relative or friend of the decedent. Our personnel approach every project with empathy, ensuring that the eviction is handled respectfully and professionally, while meeting the legal needs of the estate. DBD personnel answer directly to the Estate’s Attorney, while working closely with heirs to address any concerns. Our team members’ primary goal is to assure that the property is brought under the executor’s control. In cases where heirs are unable to participate, acting under the executor’s direction, DBD personnel can function as their proxy, making decisions with their best interests in mind while keeping all relevant parties informed through weekly written reports.

At DBD Estate Services, we’re committed to helping estate attorneys navigate the complexities of probate with ease. Our Eviction Verification Service ensures that every property is vacated, secure, and ready for its next phase, giving you the confidence to manage the estate without fear of complications. We take pride in our professionalism, our attention to detail, and our commitment to supporting the probate process. Whether you’re dealing with a simple tenant eviction or a complex squatter situation, we have the expertise to verify the eviction with care and precision.

Contact us today to learn how we can support your next probate case with our expert verification services.