UPDATE: NC’s Expedited Squatter Removal Law is Now in Effect (and the Form is Live)

In our previous post, we broke down the specifics of Session Law 2025-88 (Senate Bill 55) and what it would mean for North Carolina property owners and brokers.

We are writing this update to confirm that the law officially went into effect on December 1, 2025.

This means the "preparation phase" is over. As of last week, the expedited removal remedy is active. If you are a property manager, listing agent, or landlord dealing with a true squatter situation, you no longer have to rely solely on the slower summary ejectment process intended for tenants. You can now utilize the fast-track procedure designed specifically for unauthorized occupants.

Here is what you need to know now that the law is live.

The Official Form is Now Available (AOC-CVM-407)

The most critical update for brokers and owners is that the North Carolina Judicial Branch has released the specific form required to initiate this process.

• Form Number: AOC-CVM-407

• Title: Complaint In Action For Expedited Removal Of Unauthorized Persons From Residential Property

• Where to find it: You can download the PDF directly by clicking the button below:

Complaint In Action For Expedited Removal Of Unauthorized Persons From Residential Propert.

Download • 160KB

Why this matters: You cannot simply draft your own complaint or use a standard Summary Ejectment form (AOC-CVM-201). To trigger the expedited 24-hour service and 48-hour hearing timeline mandated by the new law, you must use this specific affidavit to verify the required facts (e.g., that the person is not a tenant and has never paid rent).

"Squatter" vs. "Tenant": The Critical Distinction

Now that you have the form, we urge you not to misuse it. Form AOC-CVM-407 is strictly for unauthorized persons. It is NOT for:

• Holdover tenants (people who had a lease that expired).

• Tenants who stopped paying rent.

• Anyone with a "colorable" claim to the property (like a contract for deed).

If you attempt to use this expedited process on a standard holdover tenant, the court will likely dismiss your case, and you will be forced to refile for Summary Ejectment (eviction), costing you time and money.

Use Expedited Removal ONLY if:

• The person entered without permission after the owner acquired the title.

• There has never been a lease or rent payment accepted.

• You have directed them to leave, and they refused.

The "24 Hours / 4 Hours" Timeline is Real

Now that the law is active, the statutory timeline is aggressive. You need to be ready to move fast:

• Service (24 Hours): Once you file AOC-CVM-407, the Sheriff is mandated to serve the summons within 24 hours (personally or by posting it on the door).

• The Hearing: The court is required to hear the matter expeditiously, typically within 48 hours of service.

• Removal (4 Hours): If you win, the removal order gives the occupant a maximum of 4 hours to vacate once served.

Skyline School Tip: Do not file this complaint on a Friday afternoon unless you are prepared for a potential weekend service or hearing issues. Because the timeline is so compressed, you need to be available to attend the hearing immediately.

Liability Warning: Get Your "Written Authority"

We mentioned this in our original guide, but it bears repeating now that the forms are live. If you are a property manager or broker acting on behalf of an owner, you must have written authority to file this specific action.

Standard Property Management Agreements (PMAs) signed before this law might not explicitly cover "expedited removal proceedings."

• Action Item: Review your management agreements. If you are dealing with a vacant home and a squatter breaks in, ensure you have a signed document from the owner authorizing you specifically to act as their "Authorized Representative" under the new statute before you sign Form AOC-CVM-407.

Summary

The "Squatter Reform" bill is no longer just a bill—it is the law of the land in North Carolina as of December 1, 2025.

While this provides a powerful tool for protecting property rights, it comes with strict procedural requirements. If you are unsure if an occupant qualifies as a squatter or a tenant, consult with a real estate attorney before filing. Using the wrong process can lead to liability for "wrongful removal." However, the new law generally limits damages to actual costs rather than punitive damages if you acted in good faith.

Do you plan to add expedited evictions to your menu of property management services or refer clients to an attorney for this service? Leave a comment below or share with a colleague in an upcoming CE class!

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Disclaimer: This post is for informational purposes only and does not constitute legal advice. As always, consult with a qualified NC attorney for specific legal situations.

References

North Carolina Administrative Office of the Courts. "Complaint In Action For Expedited Removal Of Unauthorized Persons From Residential Property (AOC-CVM-407)." NC Courts, 30 Nov. 2025. Accessed 8 Dec. 2025.

North Carolina General Assembly. "Session Law 2025-88 (Senate Bill 55)." North Carolina General Statutes, enacted 6 Aug. 2025. NC Leg. Accessed 8 Dec. 2025.

"Senate Bill 55 / SL 2025-88." North Carolina General Assembly, 2025. Accessed 8 Dec. 2025.