If you are considering buying property in Spain, you may have come across discussions about illegal occupation, known as the “okupa problem.” While Spain remains one of the top destinations for international buyers, it is essential to understand how to protect your investment from squatters and avoid potential legal headaches.
At The Real Estate Bee, we specialize in helping international buyers purchase new developments on the Costa del Sol, Costa Blanca, and Costa Cálida. In this article, we’ll cover what you need to know about the okupa issue and how to ensure your Spanish property remains secure.
An okupa is someone who occupies a property without the owner’s consent. There are two main types of illegal occupation in Spain:
In this scenario, squatters break into a vacant property, change the locks, and start living there. Some even go as far as renting the property to unsuspecting tenants for profit. This is straight-up illegal under Spanish law and constitutes “property usurpation,” regulated by criminal law.
A legal tenant signs a rental contract but then stops paying and refuses to leave. Because there was a contract in place, this type of occupation falls under civil law, making eviction a longer and more complicated process.
Both situations can be extremely stressful for property owners, but the good news is that you can prevent this from happening by taking the right precautions.
In case of break-ins, if you catch the okupas within the first 48 hours, you can call the police, and they can evict them immediately. After this window, it will no longer be considered a “caught-in-the-act” crime, and you will need a court order. How can you catch the okupas within the first 48 hours?
Keep reading.
If you don’t act quickly, eviction can take 20 to 24 months—that’s almost two years of legal battles, stress, and financial loss.
However, there is some positive news! In 2025, a new law introduced the “Desahucio Express” (Express Eviction), which allows authorities to evict okupas who break into a property in as little as 15 days. Check my video below to know all the details!
Unfortunately, this only applies to break-ins as they fall under criminal law. If the occupant is a tenant who stopped paying rent, eviction still follows civil law procedures, meaning the process can take significantly longer.
To help you deal with the problem, some insurance companies in Spain offer specialized anti-squatter insurance policies, which cover legal fees and lost rental income if okupas take over your property.
The best way to deal with okupas is to prevent them from entering in the first place. Here’s how you can do it:
Install an Alarm System
Security companies like Securitas Direct and Prosegur offer alarm systems that are connected directly to the police. If someone breaks in, the authorities are notified immediately, increasing your chances of removing okupas within the crucial 48-hour window.
Use an Anti-Okupa Door
This is a reinforced security door placed in front of your main door, making it impossible to break into your property. You can either buy or rent one.
Buy in a Gated Community
Properties in gated developments or luxury resorts often have 24/7 security, concierge services, and CCTV, which significantly reduces the risk of illegal occupation. Okupas go for easy targets, not secured properties.
Have Someone Regularly Check Your Property
Whether it’s a trusted neighbor, a friend, or a local property management agency, having someone visit your property regularly can help detect any issues early.
Avoid Long-Term Rentals
Spanish housing laws favor tenants, making long-term rentals risky. Instead, consider short-term tourist rentals or mid-term rentals targeted at professionals and expats. These do not fall under the same legal protections as long-term rentals. Check my videos about the different forms of rental on my YouTube channel to get all the information you need and choose the best rental for you.
Why This Shouldn’t Stop You from Buying Property in Spain
Despite the okupa issue, Spain remains one of the most attractive places to invest in real estate. The key is to choose the right property, implement security measures, and work with professionals who understand the market.
At The Real Estate Bee, we specialize in helping international buyers navigate the Spanish property market with confidence. We guide you through the entire process—from choosing the right home to ensuring it remains safe and protected.
Thinking about buying a property in Spain? Contact us today to find the perfect home!
Learn everything you need to know about illegal occupation in Spain in my Youtube video:
