Named after the game of leapfrogging, “phrogging” is the act of secretly living in someone else’s home without their knowledge or permission. The phrogger hops from property to property with one goal in mind: to live rent-free, regardless of who’s on the lease.
Though this may all sound like the plot of a thriller movie — Parasite arguably did it best) — phrogging is all too real. Just ask Paul Mohlman, a man who discovered half-dressed intruders cooking illegal substances in his crawl space back in 2019.
In 2021, a 20-year-old Cedar City resident pled guilty to burglary, criminal mischief, and trespassing charges after breaking into multiple residences and watching pornography while the residents slept nearby.
So, what’s a landlord to do about phrogging?
Read on to arm yourself with knowledge and an action plan to catch phroggers mid-croak.
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Many phroggers either suffer from mental health problems, have a specific target in mind (e.g., someone they don’t like), or are the property owner’s fans, Lifehacker points out. Mental health struggles should be taken seriously and deserve empathy.
At the same time, you have the right to know who’s living in your property and the duty to protect your tenants from this type of criminal activity.
People living in property that isn’t theirs may remind you of another common fear among landlords: squatting. But squatting and phrogging are distinctly different in three ways:
The person’s intent: A squatter typically wants to live in the property long term and may assume ownership after a certain period of time, depending on your local laws. Phroggers break in on a short-term basis and don’t want to take ownership of the property.
The laws they’re breaking: While squatters and phroggers are typically trespassing on a criminal level, they rack up additional law violations depending on their intent. Depending on your state, squatters may also face property destruction and vandalism. Police could charge phroggers with invasion of privacy, stalking, or harassment, depending on their behavior in the unit.
Who they target: Phroggers usually target occupied properties while squatters focus on vacant homes. Although phrogging is less likely to occur than squatting, this difference underscores the additional danger the former brings to light.
You’re not as likely to discover a phrogger as your tenant, but that doesn’t mean there’s nothing you can do to protect your property. If you have reason to believe that someone is secretly living in the unit, you should:
Talk to your tenants: Let them know your concerns, and ask if anyone else is living in the property. Explain that you plan to involve the police and want everyone to stay safe. Doing so gives them the chance to come clean if they moved someone in who isn’t on the lease or even provide additional context for your concerns. If they’re concerned too, move on to the next step.
Gather evidence: Installing discreet cameras with your tenants’ explicit consent could help you and the police determine what’s going on. If you catch a mysterious figure sneaking out of the attic at night and plundering the fridge, you’ll have the proof you need to move forward.
Contact the police: If you or your tenant are truly worried that someone has sneaked into the unit or you’ve captured something on camera, do not investigate by yourself. That could lead to an extremely dangerous situation. As Lifehacker highlights, “even if you can use deadly force against intruders in your property legally, killing someone who just wants somewhere warm to sleep for a few nights has troubling moral implications.” Get professionals involved instead.
Pro Tip:
If your tenant approaches you with fears of someone phrogging the unit, take them seriously! Conduct an inspection, and be sure to check the carbon monoxide detectors. The poisonous gas can make people see or hear things that aren’t real, and that’s more likely to happen than having a secret phrogger in the walls.
But let’s say that all of this information makes you want to take precautions before anyone can leapfrog into your rental. Here’s what you need to do:
By following these steps, you’ll set yourself up to catch phroggers if any of them make their way to your (lily) pad. Another great way to protect your rentals is to thoroughly screen tenants, maintain good documentation, and communicate with your renters through a convenient online portal.
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Phrogging is rare in the U.S. While no hard data exists, confirmed cases have surfaced across the country. It tends to happen in larger homes with unused space.
Signs of phroggers include missing items, strange noises, unlocked doors, odd smells, leftover food, higher utility bills, or security footage showing movement in empty areas. If anything feels off at home, investigate it and contact the authorities right away.
Phroggers can be charged with crimes like trespassing, burglary, vandalism, stalking, or invasion of privacy. The exact charges depend on what they did while in the home.
If you think someone’s secretly living in your home, contact the police right away. Don’t confront them. After they’re removed, secure your property with new locks, alarms, and other measures to prevent future intrusions.
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