How to Deal With Unauthorized Tenants in Haiti
If you're a home or property owner, then you already know this truth: owning property is not cheap. Between unexpected repairs, regular maintenance, and the general wear and tear that comes with time, the cost of ownership adds up quickly. And if you’re managing property in another country, that comes with a unique set of challenges.
When I first moved to Haiti, I was managing my condo in Houston, Texas, my parents’ home where I lived in Haiti, along with multiple other properties we owned in the surrounding Cap-Haïtien area. Each property came with its own set of challenges.
In just one week alone, I was being quoted $5,000 USD for a new AC unit in my Houston condo because, as my tenant put it, he was “dying from the heat.” In that same week, I was dealing with leaky pipes in an apartment building we own in Cap-Haïtien, with tenants spending the week calling upset and frustrated as a result. On top of that, I had to remove squatters from a vacant, unfinished home we own near the beach, and they tried to intimidate our groundskeeper into leaving when he asked them to vacate the property.
So yes, I am very familiar with the many challenges that come with owning property.
Most recently, we dealt with a situation involving a groundskeeper we hired to watch over a vacant school building we own in Plaine-du-Nord. Without our authorization or knowledge, he rented out every classroom and office space to tenants and then disappeared.
Unfortunately, this is a common situation in Haiti.
In today’s blog, I’m going to share how we managed to get the tenants out and walk you through how to deal with unauthorized tenants in Haiti.
Why Groundskeepers Are Common in Haiti
Groundskeepers are common in Haiti because many property owners don’t live in the country, and fortunately, many people own multiple properties, and sometimes those properties are vacant. Unlike countries with more formal security infrastructure, in Haiti, community itself plays a central role in security. Groundskeepers become part of that, as the community collectively watches over properties. Their presence is both practical upkeep and a trusted part of the neighborhood’s protection.
A groundskeeper, by definition, is someone who maintains and cares for the exterior area of a property, landscaping, upkeeping, and general watch. In Haiti though, it often goes further. Groundskeepers, known in Creole as “jeran,” typically live on the property, providing a daily physical presence. They’re often part of the local community, forming relationships with neighbors. This collective familiarity means everyone knows who the property belongs to, which creates a shared sense of security. This is exactly why having groundskeepers is so common.
What Is an Unauthorized Tenant?
An unauthorized tenant is someone living or operating in a home or property without the approval of the legal owner. This happens in several ways. Sometimes the tenant pays someone who falsely claims to be the owner or manager. Other times, a tenant is a relative who once had permission but refused to leave when that permission ended. Sometimes, a hired groundskeeper moves their family in and takes over when they notice no one checks on the property. And finally, there’s a squatter. A squatter moves into a vacant or even occupied property without any permission. In some cases, squatters simply notice a neglected space and settle in. In other, more extreme cases, especially in areas controlled by gangs, squatters forcefully take over homes. All these scenarios lead to unauthorized tenants. Whether it’s a former tenant, a deceitful manager, or a squatter, it all means unauthorized people are in your home.
How We Handled the Situation
As an American, I naturally lean toward the legal route, and I believe it’s important. But in Haiti, that requires preparation, which includes having all your land and property documents in order and having your property taxes paid up with receipts. You should also expect expenses along the way, including what are essentially bribes disguised as fees.
In my case, doing things “correctly” came with a hefty price. The local municipal office claimed we built without their approval and that we were behind on property taxes. They said we owed 500,000 Haitian gourdes, about $4,000 USD. Now, you might think that’s not bad. My U.S. property taxes were similar annually. But in Haiti, it’s not just about paying. It’s the corruption that discourages people. There was no statement with a breakdown of how these fees were calculated, just a director naming a price. Too often, I’ve paid taxes only to receive receipts showing a fraction of the amount paid, or no reflection of the amount at all, and the director pocketing the majority.
Long story short, I didn’t have $4,000 to hand over to a corrupt official, at least not at that time. (But trust me, it will have to be addressed eventually). So, I called my mother, who called a friend nearby. He went to the school, claimed to be the owner, and gave them one month to leave. He told them that if they weren’t gone by then, he would remove them himself. One month later, they were gone.
This brings me to the first way you can handle the situation.
Handling It Yourself
The first way you can handle unauthorized tenants is by addressing the situation directly. This means going to the property yourself and applying pressure for the occupants to leave. You can get creative in how you apply that pressure, but the key is simply asking them to vacate.
Many people shy away from this approach because it can get messy, dangerous, and there’s often a mystik element in Haitian culture. If you’re familiar with voodoo and mystik, you know that some people fear spiritual retaliation and prefer to avoid conflict at this level.
However, just as my mother’s friend did, you can step in fearlessly. Yes, there can be threats of spiritual practices directed at you, but by standing firm and asserting your ownership, you can still ensure the tenants leave.
But even if you choose to do it yourself, please make sure you have all your legal documentation in order. Ensure you have proof of ownership, so that if your tenants decide to retaliate legally, you are prepared. Even if your documents aren’t fully complete, having some form of proof of ownership is crucial.
Going the Legal Route
When it comes to handling unauthorized tenants, going the legal route can be a prudent choice, especially if you have the financial means. It’s important to expect expenses during this process, as legal procedures can be costly. However, the advantage of the legal route is that it keeps your assets protected and ensures peace of mind. By hiring a lawyer, you can have your documents thoroughly reviewed and ensure that the process is followed correctly. This way, when the tenants are removed, you’ll have legal documentation proving the unauthorized occupancy, leaving no room for disputes or retaliatory actions.
That said, it’s important to start with a lawyer who can guide you through the process, involve the local municipal government, and ensure that everything is documented properly. This method may take more time and money, but it provides a clear, secure path to reclaiming your property.
Conclusion: Balancing Options
I know that not everyone is in a position to handle things themselves, especially in dangerous situations like those involving gangs. In such cases, the legal route is often the best option, regardless of the immediate circumstances. It’s crucial to have your documentation in order—your land deed, proof of ownership, and up-to-date taxes—so that when the time comes to reclaim your property, you have a solid legal foundation.
Remember, staying proactive and organized will make all the difference. And if you have any questions or need guidance, feel free to reach out to us here at The Journey Group.
