What is Okupa: Dealing with squatting in Spain, before and after you buy a property

The okupa movement, which translates as 'squatting', is a social movement in Spain in which people occupy vacant or abandoned properties without the permission of the owner.

 These properties are often used as homes or converted into community centres for cultural, political or social activities. The movement is rooted in protest against housing costs and property speculation, highlighting Spain's ongoing housing problems. 

Although squatting is considered illegal under Spanish law, eviction procedures can be lengthy and vary from region to region. 

For property investors, understanding the legal and regional implications of okupación is crucial, especially when managing vacant or seasonal properties.

Although the law tries to protect homeless squatters by trying to reduce homelessness, nowadays Okupa could often be seen as a 'business model'. Yes, unbelievable! 

Many people occupy properties illegally and then demand 'compensation', often around 10% of the value of the property.

These people keep a close eye on unoccupied properties, properties for sale and abandoned houses. If they see an opportunity to break in, they do not hesitate. They get in through the balcony, the door or a window.

As long as they have a document proving that they have paid a bill to that address, there is almost nothing the police can do. 

A common strategy is to buy a pizza at the squat's address within 24-48 hours of the vandalism. This gives them 'proof' that they live there. Pretty unfair, isn't it? 

Protecting your property from okupación (squatting) in Spain requires proactive measures to reduce the risk of unauthorised occupation. 

Here are some effective ways to protect your investment:

• Enhanced security systems: Install strong locks, security doors and alarm systems to deter unauthorised entry. Motion-activated cameras can also provide remote surveillance and deter potential occupiers.There are even automatic lights that go on and off randomly to make people outside think someone lives there. 

• Regular inspections: If the property is vacant or used seasonally, consider hiring a local property manager to inspect it regularly. Frequent visits reduce the risk of the property being targeted as a vacant property.
  

• Occupancy options: Properties that are occupied are less likely to be squatted.If the property is going to be vacant for an extended period of time, renting it out or using it for short-term rentals can help maintain occupancy. 

• Insurance cover: Some Spanish insurance policies now offer protection against okupación incidents, covering legal fees and damages. It's advisable to discuss these options with your insurance provider for added peace of mind.

• If you are in the process of selling or renting your home, avoid putting your full address in your ads! Squatters may be watching you. Put a sign on your property: "For sale" or "For rent" is only a good idea if someone is currently living there! Otherwise, forget it, you are likely to become a target for squatters! 
  

By implementing these prevention strategies, property owners can significantly reduce the risk of squatting, protecting both their investment and their peace of mind.

If your property in Spain has been occupied, acting quickly and understanding the process is essential to resolving the situation effectively. 

Here are the key steps and considerations:

1. Immediate action and legal assistance: Contact the local authorities (Police or Guardia Civil) to report the okupación (official guidance on handling illegal property occupations) and seek legal advice. 

2. Legal assistance is crucial as Spanish law requires a formal eviction process that can take from several weeks to a few months. In some regions, the timeframe varies depending on the complexity of the case and court schedules. Legal fees can range from €1,000 to €5,000, depending on your location and specific needs.

3. Specialist eviction companies: Companies such as Serviokupas and Desokupa Expres specialise in handling okupación cases, helping with everything from legal advice to negotiations with tenants. They help to speed up the process, although this extra support often comes at an extra cost, starting at around €2,000.

4. Property condition after eviction: Be prepared for potential damage or maintenance issues, as occupied properties are often returned in less than ideal condition. Budgeting for repairs can help mitigate the financial impact of eviction.

Reclaiming your property can be a time-consuming and costly process, but by seeking professional help and acting quickly, property owners can regain control and repair any damage caused by the occupation.

Investors in Spain should be aware that the risk of okupación (unauthorised occupation) varies from region to region. Certain areas report significantly higher levels of illegal occupation, which can affect property management and value, especially if left unoccupied for long periods.

High risk areas:

• Barcelona consistently ranks as one of the highest risk regions, with cases peaking at 5,483 in 2021 and remaining above 4,000 since 2019.
• Madrid will also see significant activity, with around 1,500 cases reported each year since 2020.
• Valencia and Girona are other high-risk regions, with over 800 and 700 cases reported respectively in recent years.
• Seville and Tarragona have also reported steady increases, indicating a growing okupación problem in these areas.

Lower risk areas:

• Regions such as Ávila, Ourense and Soria report very few cases per year, often less than 30. This trend suggests that these areas face minimal squatting risks, which may appeal to investors who prioritise security.

• Ceuta and Melilla also have relatively few cases, with only a handful of incidents in recent years.

By understanding these regional trends, investors can make more informed decisions about where to locate their property, factoring in the likelihood of okupación as part of their risk assessment. We have therefore compiled a complete statistic on okupas in all regions over the years.

The okupa movement presents unique challenges for property investors in Spain. Unauthorised occupation can affect both the condition and value of properties, with the risks varying according to location. 

While high-risk areas such as Barcelona, Madrid, Valencia and Girona report constant okupa activity, other regions such as Ávila, Ourense and Soria present a much lower risk, making them attractive to investors who prioritise security.

Preventive measures such as enhanced security systems, regular inspections and careful advertising can help protect properties from squatting. 

In the event of squatting, professional eviction services and legal support can help to reclaim the property, although these processes can be costly and time-consuming, with costs ranging from €1,000 to over €5,000 for legal fees and repairs.

Ultimately, understanding these factors is essential to making an informed investment decision. We encourage prospective buyers to consider regional okupa risks as part of their investment strategy in Spain. 

More detailed statistics by region can be found on the official Policía Nacional website.

We've compiled comprehensive charts to help you assess okupa trends across Spain over the years.