To remove a true squatter from a Calgary property, you must distinguish between a criminal trespasser and a holdover tenant. If strangers break into a vacant house, you can generally call the Calgary Police to remove them under the Petty Trespass Act. If they falsely claim tenancy, you must hire a lawyer to secure a Writ of Possession from the Court of King’s Bench to legally physically evict them.
Discovering that unauthorized individuals have taken up residence in your vacant investment property or an inherited family home in Calgary is a landlord’s worst nightmare. So-called “squatters” can cause devastating physical damage to a home, completely strip it of valuable copper wire and appliances, and create a severe safety hazard for the entire surrounding neighbourhood. Many property owners intuitively assume they can simply drive to the house, change the front door locks, and physically throw the intruders’ belongings onto the street. Under Canadian law, attempting a “self-help” eviction is incredibly dangerous and can ironically result in you being criminally charged with assault or trespassing on your own land.
The legal process for removing unwanted occupants heavily depends on how they originally entered the home. The law meticulously distinguishes between a malicious trespasser who broke a window to get inside, and a former tenant whose lease expired but simply refuses to leave. Using the wrong legal pathway can delay the eviction by several months, costing you thousands of dollars in property damage. In this detailed guide, we will plainly explain the highly specific legal steps required in Alberta to safely, legally, and permanently remove squatters from your valuable real estate.
Step-by-Step Process in Calgary
Whether your property is located in the inner-city beltline or a quiet suburb in the deep south of Calgary, following the strict letter of the law is absolutely mandatory. Dealing with hostile occupants is inherently dangerous, which is why utilizing local law enforcement and civil bailiffs is the only recommended approach. Here is the process most legal professionals suggest.
Step 1: Confirm Their Exact Legal Status
You must first determine if the occupant ever had a valid lease. If they are a former tenant who simply stopped paying rent, they are strictly governed by the Alberta Residential Tenancies Act (RTA), and you must pursue eviction through the RTDRS tribunal. If they are absolute strangers who broke into a vacant house, they are legally considered trespassers, and the rules of the RTA completely do not apply.
Step 2: Contact the Calgary Police Service
🚗 If you are dealing with genuine criminal trespassers who recently broke into an abandoned building, immediately call the Calgary Police Service non-emergency line (or 911 if a crime is actively in progress). Under the Alberta Petty Trespass Act, police officers have the clear authority to forcibly remove individuals who have absolutely no legal right or colour of right to be on the premises. Ensure you bring your Land Title certificate to perfectly prove you are the legal owner.
Step 3: Serve a Formal Demand to Vacate
In some complex situations, the police might refuse to intervene, stating it is a “civil matter” because the squatter showed them a highly suspicious, fake lease agreement. If this happens, your lawyer must rapidly serve the occupants with a formal written Demand for Possession, legally ordering them to vacate the property immediately. This official document proves to the court that you explicitly denied them permission to stay.
Step 4: Secure a Writ of Possession at the Court of King’s Bench
⚔️ If the squatters refuse the formal demand, your law firm must quickly file an emergency application at the Court of King’s Bench in Calgary. You will present evidence that they are trespassing, and the judge will issue a powerful order called a “Writ of Possession.” You then hand this Writ to a licensed Civil Enforcement Agency (a private bailiff firm). The heavily equipped bailiffs will physically attend the property, forcefully change the locks, and safely remove the squatters on your behalf.
How Much Does it Cost in Calgary?
Removing a heavily entrenched squatter through the civil court system is significantly more expensive than a standard tenant eviction at the RTDRS. Because it requires high-level court orders and private bailiffs, property owners must be prepared for the following estimated costs as of May 2026:
| Service / Legal Action | Estimated Amount (CAD) |
|---|---|
| Court Filing Fee (Writ of Possession) | $250 at the Court of King’s Bench |
| Lawyer Drafting & Court Appearance Fees | Generally $2,500 to $5,000+ |
| Civil Enforcement Agency (Bailiff Services) | Typically $500 to $2,000+ (Depends on time required) |
| Emergency Locksmith Services | Roughly $150 to $300 |
While these costs are painful, allowing a squatter to remain usually results in tens of thousands of dollars in catastrophic water damage, massive utility bills, and structural ruin.
How Long Does the Process Take?
If the Calgary Police Service agrees to remove the individuals as simple trespassers, the problem can often be completely resolved in a single day. However, if the police deem it a civil dispute and you are forced to secure a Writ of Possession from the Court of King’s Bench, the timeline expands dramatically. Securing an emergency hearing date and coordinating with a Civil Enforcement Agency routinely takes anywhere from 3 to 6 weeks. During this stressful waiting period, you strictly cannot attempt to remove them yourself.
Frequently Asked Questions (FAQ)
Do squatters have “squatter’s rights” in Alberta?
No, not anymore. The legal concept of “adverse possession” (often called squatter’s rights) was effectively abolished for private residential property in Alberta by the Property Rights Statutes Amendment Act. A squatter can no longer legally claim ownership of your Calgary home simply by secretly living there for an extended period.
Can I legally turn off the water or electricity to force them out?
If the occupant is legally classified as a tenant under the RTA, absolutely not; turning off essential utilities is a massive legal violation. However, if they are confirmed criminal trespassers living in an abandoned house, you can generally disconnect services to your own vacant property to prevent further utility theft, but consult a lawyer first to avoid liability.
What do I do with the junk the squatters leave behind?
Unlike legal tenants who have strict property protections, pure trespassers do not share the same generous storage rights. Once the Civil Enforcement Agency successfully executes the Writ of Possession and secures the property, the bailiff will explicitly guide you on how to legally dispose of the garbage, needles, and abandoned items left inside.
Can I sue the squatter for the damage they caused?
Yes, you can absolutely file a civil lawsuit against them for the cost of repairs and your legal fees. Unfortunately, the harsh reality is that most transient squatters are entirely “judgment proof.” This means they have absolutely no money or assets to seize, making a lawsuit largely a waste of your legal funds.
Will my home insurance cover the squatter damage?
It highly depends on your specific policy. If you failed to officially notify your insurance company that the property was completely vacant for more than 30 days, they will very likely heavily deny your entire claim for vandalism. Always ensure you purchase a specific “vacant property” insurance policy during renovations or transitions.
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