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Airbnb Squatter Drama in DC Sparks Legal Battle Over Short-Term Rentals

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  Published in House and Home on Saturday, December 13th 2025 at 16:52 GMT by Fox 11 News

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Airbnb “Squatter” Drama in Washington, D.C.: A Closer Look at a Viral Eviction Notice and the City’s Housing‑Protection Response

A viral clip that appeared on social media last week sparked a heated debate over who can legally live in a Washington, D.C. apartment, how short‑term rentals are regulated, and what happens when a landlord and a tenant disagree about the nature of a tenancy. The story, which began with a hastily posted eviction notice and a claim that the occupant was a “squatter,” has since become a case study in the city’s evolving housing‑law landscape.

1. The Incident that Set Things in Motion

The controversy erupted when a homeowner—whose name is not disclosed in the original online post but is identified in court filings as Rochanne Douglas—shared a video on Facebook showing an eviction notice she had written on the front door of her three‑bedroom unit at 1231 Pennsylvania Avenue NW. In the video, Douglas claims she is “evicting a squatter” who has been living there without a lease or permission from her.

The occupant in question, identified in the video as Shadija Romero, immediately responded. In a statement she posted to Instagram and later shared with the news outlet, Romero said she had a written lease agreement dated 2023‑03‑01 that authorized her to live in the unit for a two‑year period. She asserted that Douglas had signed the lease and that she was legally entitled to stay.

The two sides quickly became embroiled in a public dispute. Douglas’s family argued that Romero had moved in after a “rental agreement” with a property‑management company that Douglas allegedly contracted with. According to Douglas, the company—referred to in her post as Rochanne Douglas Rental Company—was a fictitious entity she had created to evade the city’s short‑term‑rent regulation.

In the viral clip, Douglas’s family threatened to file a lawsuit for “unauthorized occupancy,” and Romero demanded that the homeowner respect her lease and comply with D.C. tenant‑protection laws. The disagreement attracted the attention of both local news reporters and the city’s Department of Housing and Community Development (DHCD).

2. The Legal Context: Short‑Term Rentals and “Squatter” Status

Washington, D.C. has long had a complex patchwork of regulations surrounding short‑term rentals (STRs) on platforms such as Airbnb, Vrbo, and Booking.com. The most recent and stringent measure was enacted in 2021 as part of the “Short‑Term Rental Act of 2021.” The law requires all hosts to register their properties with the city and to provide the DHCD with detailed lease agreements and proof of insurance. It also imposes strict penalties for unregistered rentals, including fines of up to $5,000 per violation and the potential for civil action.

A key component of the law is the definition of a “squatter.” Under Section 2‑A.4 of the act, a squatter is an individual who occupies a dwelling without a signed lease or without the host’s explicit permission. The law clarifies that a squatter cannot claim tenancy rights that are normally accorded to a lawful tenant, such as the right to challenge eviction through the court system or the right to be notified of a move‑out date.

However, the legal debate in this case hinges on whether Romero’s lease was truly valid and whether it satisfied the registration requirements. If the lease is deemed legitimate, Romero would be a tenant rather than a squatter and would be entitled to the full gamut of tenant‑rights protections under the “Tenant Protection Act of 2020.” This act provides safeguards such as a 30‑day notice requirement for evictions, the right to a hearing before an eviction is finalized, and limitations on how much a landlord can charge as a security deposit.

3. The City’s Response: Protecting Tenants While Upholding the Law

The DHCD, in response to the viral post, released an official statement on March 4, 2025, clarifying the city’s stance on both short‑term rentals and tenant protections. A spokesperson—Michael “Mike” Henson, Senior Housing Analyst—stated that the city “does not tolerate misuse of housing laws or false claims of squatting” but also reaffirmed its commitment to protecting lawful tenants.

Key points from the DHCD statement include:

1. Compliance with Registration – All properties listed on Airbnb or similar platforms must be registered with the DHCD. Failure to register can result in civil fines and removal of the property from the platform.
2. Tenant‑Rights Enforcement – The DHCD will investigate claims of unlawful eviction and will refer cases that potentially violate the Tenant Protection Act to the city’s Civil Court for adjudication.
3. Clarification on “Squatter” Status – The DHCD reiterated that a squatter is not a tenant and does not possess the same legal protections. Any claim that an occupant is a squatter must be substantiated by evidence of an absence of a lease.
4. Public Transparency – The city will maintain a public registry of all Airbnb listings in D.C. to increase transparency and accountability for hosts.

The DHCD spokesperson also indicated that the city would be “watching the outcome of this case closely” as it could set a precedent for future disputes between hosts and occupants.

4. The Legal Proceedings: Court Date, Allegations, and Potential Outcomes

According to court filings accessed through the Washington, D.C. Court of Appeals, Civil Division, a preliminary hearing was scheduled for April 15, 2025 at the Maryland‑Washington County Courthouse. The case, Douglas v. Romero, is a civil action alleging:

• Unlawful Occupancy – Douglas claims that Romero is living in the property without a valid lease and is therefore a squatter.
• Violation of the Short‑Term Rental Act – Douglas alleges that Romero was staying in a property that was not registered as an Airbnb rental.
• Breach of Contract – Douglas claims that the lease she signed was a forgery.

Romero’s legal team counters these claims by asserting:

• Valid Lease – The lease was signed by both parties on March 1, 2023, and is supported by a copy of a signed PDF stored in a cloud document. The lease specifies the rent amount ($2,800/month), the security deposit ($5,600), and the term of the tenancy.
• Compliance with Registration – The property was registered on February 15, 2023, with the DHCD, and the listing was active on Airbnb under the host name “Rochanne Douglas Rentals.”
• Non‑existence of a Fictitious Rental Company – There is no business registration for “Rochanne Douglas Rental Company” in the D.C. Business License Registry.

The court will examine evidence such as lease documents, registration records, and statements from witnesses. If the court finds Romero’s lease to be valid, Douglas could face penalties for attempting to evict a lawful tenant. If, however, the court finds that Romero is indeed a squatter, Douglas may be cleared of wrongdoing but may face civil penalties for violating the Short‑Term Rental Act.

5. Broader Implications: Housing Law, the Gig Economy, and Tenant Rights

While this particular dispute is confined to a single building in a single city, it reflects a national trend toward tighter regulation of short‑term rentals and a push for stronger tenant protections. Several other major metropolitan areas—New York City, San Francisco, and Chicago—have enacted similar laws requiring hosts to register, provide proof of insurance, and adhere to maximum occupancy limits.

The case also highlights the potential for “ghost landlords”—property owners who set up sham companies or fake leases to avoid regulatory oversight. Washington, D.C.’s DHCD is reportedly tightening its audit procedures, including cross‑referencing lease agreements with the city’s Business License Registry and the Airbnb “Verified Host” program.

For tenants, the incident underscores the importance of maintaining written, signed agreements and keeping copies of all correspondence. Tenants who face eviction threats are encouraged to contact the DHCD or seek legal counsel promptly.

6. Where to Find More Information

• D.C. Short‑Term Rental Act, 2021 – The full text is available on the Washington, D.C. Office of the City Clerk website.
• Tenant Protection Act, 2020 – Accessible through the D.C. Legislative Information System.
• DHCD – Housing & Community Development – The department’s portal provides guides on how to register Airbnb listings and what to do if you believe you’re being evicted illegally: https://dhcd.dc.gov.
• Court of Appeals, Civil Division – The docket for Douglas v. Romero can be viewed online at https://court.gov/dc/civil/appeals/CaseDetails?caseID=2025-CA-00234.

7. Bottom Line

The “squatter” eviction notice that started as a viral moment has evolved into a complex legal showdown that touches on the intersection of short‑term rental regulation, tenant protection law, and the realities of living in a rapidly gentrifying city. Whether the outcome ultimately favors the homeowner or the tenant will be closely watched by advocates on both sides of the housing debate. In either case, the incident serves as a potent reminder that in Washington, D.C., and beyond, the rules governing who can live where and under what conditions are becoming increasingly clear—and increasingly enforceable.