Most landlords worry about chasing late rent, getting repairs done, or dealing with difficult tenants. But what if someone was living in your property without you even knowing? Believe it or not, this strange situation has a name. It’s called phrogging. And yes, it’s more common than you’d think. In this article, we’ll walk you through exactly what phrogging is, when it happens, what signs to watch for, and how to keep your property safe.
Main Takeaways
- What is Phrogging?: Phrogging is when someone secretly lives on your property, often in unused spaces like attics or basements, without your knowledge. It’s more common than you might think and can happen even in vacant rental units.
- Signs to Watch For: Look out for unexplained noises, unlocked doors or windows, personal items that don’t belong, or unexpected spikes in utility bills. Pets acting strangely or odd security camera footage can also be red flags.
- How to Handle It: Check for evidence, document everything, and contact authorities if you suspect phrogging. Prevent future issues by securing access points, conducting regular inspections, and using technology like cameras and motion sensors.
What is Phrogging?
As our rental property management in Northern Virginia can tell you, phrogging is a real problem.
Phrogging (pronounced as frogging) happens when someone trespasses onto your property and hides out on it. It usually happens in houses with attics, basements, or unused spaces where they can stay under the radar. Sometimes, it even happens in rental units that are sitting empty between tenants. They might look innocent, but they’re a prime place for phroggers to hide.
Signs Your Property Might Have a Phrogger
As a landlord, you are always checking on things like repairs, rent, and who is moving in or out. But sometimes, you might miss out on someone secretly living on your property. This is because phroggers are very discrete. Here are some of the things to check out in case someone is crashing on your property:
The 7 Signs
- Unexplained noises reported by tenants: Your tenants might report hearing footsteps, voices, or even weird noises in their houses. In that case, it’s definitely important to check out the attics, basements, and even empty units. It could be someone sneaking in and out.
- Doors or windows found unlocked (or open): If you’re walking through the place and notice a door or window left open—even though no one’s supposed to be there—don’t just shrug it off. People who sneak in usually go for the easiest entrance way. Sometimes, they’ll leave something open so they can slip in and out without anyone seeing.
- Signs of forced entry in unused areas: If you notice a broken lock, a window that looks like it’s been messed with, or anything that just feels off, it might just be a coincidence. However, it also could mean someone’s been sneaking around your property, so be aware.
- Personal items that don’t belong: Finding random belongings—clothes, backpacks, food wrappers—that don’t belong to you or your tenants is a huge red flag. It shows that someone may have snuck in without you knowing. They might be secretly living there, even between leases.
- Unexpected increases in utility bills: If the place is supposed to be empty, but the water, lights, or gas bills suddenly go up, that’s a classic sign of phrogging. It could mean someone’s using the space—and the utilities—in secret. It’s important to get on this quickly so you don’t rack up sky-high bills.
- Pets acting on edge: If tenants mention that their pets are barking at walls or reacting to unseen movement, it could be worth checking out. Animals pick up on things we miss.
- Strange security camera footage: If you’ve installed security cameras, regularly review the footage. Also, if you hear or see strange movements or people on the property after hours, that might be an indicator something’s going on. It might mean someone’s coming and going right under your nose.
What to Do If You Suspect Phrogging
You lock the doors. You change the locks between tenants. To boot, you even have a “no pets” policy. But what about uninvited people? Surprisingly, some landlords have found phroggers on their premises. Creepy? Absolutely. Luckily, there are steps you can take to prevent any trouble from happening.
Look for Telltale Signs of the Phrogger
Start by checking for any of the signs we mentioned—things like personal items, leftover food, or signs someone’s been sleeping there. If you have security cameras, go through the footage to see if there’s any unusual activity when the property should be empty. This way, you can be sure you’re leaving no stone unturned.
Contact the Authorities
If you find clear evidence of a phrogger (or even if you strongly suspect one), call the police. Don’t try to confront anyone on your own. That could be dangerous, or even possibly unlawful.
Document Everything
Take photos, write down dates and details, and save any footage or reports. This can be really helpful if you end up needing to take further action. If you need to involve authorities, file an insurance claim, or go to court, you might need those documents.
Get Legal Advice
At this point, you should talk to your lawyer about how to proceed. This may be costly now, but it’s nothing compared to the loss you could get from property damage or harm to tenants. Laws can vary by jurisdiction, so it’s important to handle things by the book. That way, you can avoid legal issues down the road.
Are Phroggers the Same as Squatters?
Not quite. Phroggers don’t usually try to take over the whole place the way squatters do—they’d rather go unnoticed. In fact, some even live in a unit while tenants are still there and manage to stay hidden. It sounds crazy, but it happens. And yes, it’s definitely illegal.
Is Phrogging a Crime?
Absolutely. Phrogging can fall under several criminal offenses, depending on how the person entered the property and what they did while there. Some of the main ones are:
- Criminal Trespassing: Just being on your property without permission is considered trespassing—and yes, it’s a crime. In most states, it’s treated as a misdemeanor. It might not sound major, but it’s serious enough for the police to step in, especially when someone is living there secretly.
- Burglary: If the person broke in with the intent to steal or commit any felony, they could face burglary charges—which carry much steeper penalties.
- Property Damage: If the phrogger harms your property in any way—like damaging locks, walls, or appliances—they may be charged with vandalism or destruction of property. This is another reason why you want to document and photograph all the evidence.
What Legal Headaches Can Landlords Face?
Apart from phroggers, even as a landlord dealing with phrogging, you can face legal and financial risks too. For example:
- Liability Risks: If your tenant or a phrogger gets injured on the property, you could be dragged into legal trouble—even if the person wasn’t supposed to be there. Generally, landlords are expected to maintain a safe environment. So, if anyone gets injured on your premises, you may get sued.
- Tenant Safety: If a tenant discovers someone living secretly in their home, they might hold you responsible for failing to protect their safety. This could strain your relationship with the tenant and put you in legal hot water. To prevent this, make sure you properly maintain the locks, access points, and other security measures.
- Insurance Complications: It can be tricky to make claims related to phroggers—especially if there’s property damage or theft involved. Oftentimes, insurance policies have specific clauses about unauthorized access. Potentially, this could complicate or even nullify your claims. As such, it’s crucial to review your policy and consult your provider to understand how they handle these situations.
How to Prevent Phrogging
As a landlord, it’s better to stay one step ahead now than deal with a mess later. Taking a few small precautions can go a long way. Let’s kick things off with some of the most effective ones:
- Do Regular Inspections: This is especially critical in vacant periods between tenants, since this is when the property is most vulnerable. Inspect every corner of the property. Leave no inch unchecked, since the areas people don’t frequently use are great places for phroggers to hide. If you do regular inspections, you can also identify any maintenance issues early and prevent small problems from escalating.
- Secure All Access Points: This includes windows, basements, garages, and unused rooms, as these are common entry points for unauthorized individuals. Install sturdy locks. Also, consider reinforcing the doors or windows to make them more tamper-proof. Also, physical deterrents, like bars for basement windows, can also keep phroggers away.
- Use Technology to Your Advantage: Motion sensors, smart locks, and security cameras can help you deter would-be phroggers. So, set up alerts to notify you of unusual activity, especially when the property is vacant. As a big plus, modern technology can also serve as evidence for others to see.
- Set Expectations with Tenants: Encourage tenants to report anything unusual, like unexpected noises or signs of unauthorized entry, to you immediately. Make sure your lease clearly addresses unauthorized occupants. Also, lay out the potential consequences tenants will face if they knowingly allow phroggers. This ensures you have policies in place for any “what-ifs” your renters might get involved in.
Protect Your Property Like a Pro!
Phrogging is a rare, but very real, issue that every landlord should be aware of. Although they try to stay hidden, phroggers can still damage your property, compromise your tenants’ safety, and put you at legal and financial risk. So, it’s essential you take action immediately to protect your tenants–and your investment.
That’s where Bay Property Management Group comes in. From securing every access point to inspecting the premises, you can trust us to monitor your property against phroggers. Also, we work around the clock to act on tenant concerns, whether it’s unusual noises or suspicious activity. Plus, our professionals can document everything in case you encounter any legal or insurance issues. Want to make sure your property is protected? Reach out to us today!
