SUMMARY OF THE ARTICLE
1.- Who can claim the property.
Until the deed of acceptance of the inheritance is signed, the heirs form a hereditary community. Their rights cover the estate as a whole, not specific assets. In these cases, it is possible for only some heirs to claim against the squatter, for the benefit of the rest.
2.- When there is “precario” occupation.
A situation of “precario” arises when someone occupies a property without a valid title and without paying rent (with the owner’s consent or without it). If the occupant held some title (a rental contract, etc.), the analysis would be different. Each case should always be studied carefully.
3.- Requirements before claiming in court against the squatters.
A prior attempt at negotiation is needed (MASC). The claim must state whether the property is the occupant’s habitual residence, and whether the claimant is considered a “large property holder”. Without this, the claim might not be accepted. The heirs’ status and ownership must also be proven (with apostilled and translated documents where applicable).
Inheriting a property is usually good news but depending on the specific circumstances of each case… it is not always straightforward. Sometimes, after the owner’s death, the house ends up occupied by someone with no title of any kind. It may be someone who already lived there (a partner, a friend or a relative). Or someone who moved in later, without permission. Faced with an inherited property occupied by squatters, a common question arises: must all the heirs sue, even if the inheritance public deed has not yet been signed? In this week’s article we look at how this situation is approached.
Who owns the house before the estate is allocated?.
In principle, heirs acquire their rights from the moment of death. Not from the allocation. This is established by article 661 of the Spanish Civil Code, which states: “Heirs succeed the deceased by the mere fact of his death in all his rights and obligations.”
However, while the estate remains undivided, the heirs do not own specific assets. Rather, their rights cover the estate as a whole. This is known as a “hereditary community”. What does this mean when it comes to starting eviction proceedings against the occupant?
Eviction for “precario”. Can only some of the heirs file the claim?.
Since 2010, the Supreme Court has admitted the eviction action for “precario” brought for the benefit of the hereditary community. That is, it is possible for only one of the heirs to file a claim against the occupant, for the benefit of all the others. Ruling 1053/2025, of 1 July, among others, recalls this. Since the legal action does not seek to allocate the house to anyone, but simply to recover possession, it is possible for only one of the heirs to initiate it. In these cases, the claim would be made for the benefit of all (including those heirs who do not sue).
An eviction for “precario” arises when someone occupies another person’s property without paying rent and, in general, without any title to support it. Case law has applied not only to cases where a property is occupied without authorisation. But also, in cases where someone lives in a house granted free of charge by its owner.
Prior requirements to file an eviction claim.
The law requires several prior steps when evicting someone from a property occupied by squatters. Without them, the claim might not be accepted.
.- A prior negotiation or mediation with the occupant must be attempted (Law 1/2025).
.- The claim must state whether the property is the occupant’s habitual residence.
.- It must also be checked whether the claimant is a large property holder or not (by certificate from the Land Registry).
Likewise, the claimants must prove they are heirs, and that the property is owned by the estate. For this, the following must be obtained and provided: the Death Certificate (apostilled and translated, if foreign). The Certificate of Last Wills. Up-to-date land registry information on the property. Etc.
Conclusion.
A property occupied by squatters is a more common problem than it seems, particularly when an inheritance is involved. In principle, in these cases, it is not always necessary for all the heirs to sue jointly. And it is possible for only one of them to do so, for the benefit of the rest. At White-Baos Lawyers we are experts in inheritance and property litigation. If you are facing a similar situation, do not hesitate to contact us for expert legal advice.
The information provided in this article is not intended to be legal advice but merely conveys information relating to legal issues.
Carlos Baos (Lawyer)
White & Baos.
Tel: +34 966 426 185
E-mail: info@white-baos.com
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