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Rochanne Douglas thought she was helping someone in need when she accepted a 32-day Airbnb booking back in February. Almost a year later, she was locked out of her own home, paying thousands in attorney fees and mortgage payments for a property she couldn’t even walk into.
“This is taking me somewhere I’m not trying to be,” Douglas told 7News in Washington, DC “Everybody has a breaking point (1).”
On Thursday, a DC judge finally sided with Douglas, ruling that Shadija Romero, the woman who occupies her home, has no rental rights and can be evicted immediately. The judge found that an agreement that Romero previously signed, acknowledging that she was not a tenant, remains valid.
It’s a rare victory for property owners in a city where tenant protections have long tipped the scales against landlords. But the case also exposed what critics call a glaring loophole: In DC and several other jurisdictions, staying 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 the booking, Romero was already being evicted from another property for being nearly $50,000 in back rent (2).
Court records uncovered by 7News revealed a disturbing story. Romero faced eviction from at least two other DC properties before landing at the Douglas home. At one apartment complex, she allegedly owed $35,000 in unpaid rent. In another, she paid a month’s rent and stayed 13 months.
“She knows what she’s doing,” real estate attorney Rich Bianco told 7News 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 ‘doesn’t remember’ if she was evicted.
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 the security cameras. Douglas offered her $2,500 to sign a document admitting she was not a tenant and leave. Romero signed, but did not move (3).
For Douglas, the financial toll was staggering.
“If the judge does not grant any relief, I will lose my property,” she told 7News before Thursday’s decision. “I can’t pay $4,000 a month, my other bills, and my responsibilities like this.”
Her story is far from unique. Across the country, property owners have found themselves trapped by laws meant to protect tenants – laws that bad actors have learned to exploit.
The DC case comes amid a wave of legislative reforms targeting squatter protections across the country.
In March 2024, Florida Governor Ron DeSantis signed HB 621, which allows property owners to fill out a form and have sheriffs remove squatters immediately, without the need for a court process. The law also makes it a crime to falsify lease documents or cause more than $1,000 in property damage while squatting.
“We are ending the squatter scam in Florida,” DeSantis said at the signing. “While other states are siding with squatters, we are protecting property owners (4).”
Georgia followed with its Squatters Reform Act in April 2024, which required accused squatters to produce proof of legal residency within three days or face arrest (5). New York changed its property law in April 2024 to clarify that squatters are not considered tenants in any period of time. Alabama, Kentucky, Illinois, and Texas all passed or advanced similar legislation in 2024 and 2025 (6).
The trend reflects growing frustration among property owners who feel that current laws favor those who game the system over those who actually own homes.
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Douglas’ case prompted DC Council Chairman Phil Mendelson to review the city’s hiring policies.
“I’ve seen some of the reports,” Mendelson told 7News. “I think it’s quite shocking what they revealed (7).”
For property owners considering short-term rentals, experts recommend several precautions. Screen guests carefully, even on platforms like Airbnb that offer some verification. Limit the duration of the booking to less than 30 days when possible, as that is often the limit for claiming tenant rights. Document everything, including communications, property condition and booking terms. Know your local laws, as tenant protections vary dramatically by jurisdiction. Act immediately if a guest overstays, as delay can strengthen a squatter’s legal position.
Airbnb told 7News it is following the Douglas case and noted that its platform has protections in place for hosts.
For Douglas, Thursday’s decision marked the end of a 10-month ordeal. But for the broader debate about property rights versus tenant protections, it may just be 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 protection. The Douglas case – and the public outrage it generated – suggests the balance may be shifting.
“I never gave her any rent,” said Douglas. “I never gave her rent.”
Now, finally, a judge agreed.
Cases like these prompted lawmakers to take squatting seriously, and led to a wave of anti-squatting legislation across the country. From June 2025, roughly 30 states are considering implementing legislation, while 13 states have already enacted new or additional laws, according to the National Apartment Association (8).
Still, the cost of evicting a squatter can be steep for many.
Legal fees for eviction proceedings typically range from $1,500 to $5,000, according to housing experts. Property damage and cleanup can exceed $10,000. And lost rental income during months-long court battles can destroy a homeowner’s finances (9).
For those interested in real estate investing — minus the tenant drama — 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 homes across the country.
The Arrived team takes care of the heavy lifting — from vetting properties based on their return-generating potential to finding and managing tenants — so you can become a landlord without having to deal with late-night repair calls.
You can earn income in two ways: any rental income generated by properties is passed on to investors as a monthly cash distribution, and any capital appreciation is paid out at the end of the investment holding period when the property is sold.
Arrived’s single-family residential properties have typically paid 3% to 5% in dividend yields annually, with historical total annual returns ranging from 6% to 10%. Thanks to REIT-style taxation, investors also gain access to useful tax deductions.
You can have even more wiggle room thanks to Arrived’s recently launched secondary market. Six months after a property is launched, it becomes tradable on Arrived’s secondary market, where shares can be bought and sold quarterly.
For those looking to invest beyond short-term vacation rentals, Mogul may be worth a look.
Founded by former Goldman Sachs real estate investors, Mogul handpicks 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 usual cost. Investors can enjoy a steady stream of monthly rental income, real-time appreciation and tax benefits – without the need for a hefty down payment or 3 AM tenant calls.
The Mogul team carefully examines each property, requiring a minimum return of 12% even in negative scenarios. Across the board, the platform has an average annual IRR of 18.8%. Meanwhile, their cash-on-cash yields average between 10 to 12% per annum. Offers often sell out in less than three hours, with investments typically ranging between $15,000 and $40,000 per property.
Every investment is guaranteed by real assets, not dependent on the viability of the platform. Each property is held in a self-contained Propco LLC, so investors own the property — not the platform.
The beginning is simple. After signing up for an account and verifying your information, you can search for available properties and invest like a mogul in just a few clicks.
If you are already a landlord and are looking for efficient management of your finances, They left each other allows you to organize your daily transactions and simplify your finances.
You can easily organize your money, manage expenses, and pay bills — all through one integrated platform. That way, you can focus on growing your rental business rather than drowning in spreadsheets.
You can open unlimited accounts for each of your properties – with no monthly account maintenance fee and no minimum balance required, plus earn up to 2.63% APY on savings accounts – roughly 7x higher than the national average of 0.39% (10).
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7News (1, 2, 3, 7); Governor of Florida (4); Multifamilydive (5, 6); National Apartment Association (8); Squatters’ 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.