What Is Phrogging? The Hidden Threat to Your Rental Property

What is phrogging? Behind this odd-sounding term lies a disturbing practice: unauthorized individuals secretly taking up residence in someone else's home. For rental property owners, it’s a nightmare scenario that raises serious concerns about safety, liability, and legal exposure. The more you understand this threat, the better prepared you’ll be to stop it before it happens.

What Is Phrogging?

Phrogging is a form of unauthorized occupancy where someone secretly lives inside a property, without the knowledge of the rightful residents or the landlord. 

Unlike trespassers who break in and leave quickly, phroggers move in, stay hidden, and often use utilities, appliances, and even personal items while trying to avoid detection. The term comes from the idea of "leaping" from one home to another, like a frog, often staying only temporarily before moving on.

Phroggers can hide in attics, basements, closets, crawlspaces, or rarely used rooms. Many cases involve them entering while a home is vacant (such as during tenant turnover or after a lease termination) or sneaking in while residents are away for long periods. In some shocking instances, phroggers live undetected for weeks or even months.

Phrogging has been reported in real-life cases, and for property owners, it's a unique but serious threat to safety, liability, and property condition.

Phrogging vs. Squatting: What’s the Difference?

Though both phrogging and squatting involve unauthorized use of someone else’s property, the two practices are very different in terms of intent, visibility, and legal classification.

Phrogging is secretive by nature. The phrogger goes out of their way to remain hidden, often living in occupied homes and taking advantage of residents' unawareness. Their goal is to fly under the radar, not to take over the space openly.

On the other hand, squatting is the act of occupying a vacant property, usually one that appears abandoned or empty, without legal permission. Squatters do not necessarily hide; in fact, they often change the locks, bring in furniture, and treat the property as their own. 

In some jurisdictions, squatters can even gain legal rights through adverse possession laws if they remain on the property long enough. However, they may still be subject to an eviction notice if the rightful owner takes legal action. (To view squatter laws specific to your state, it’s best to check our Landlord-Tenant law database.)

From a landlord's perspective:

• Phroggers are intruders and pose a hidden risk, often slipping through unnoticed during inspections or tenant transitions.
• Squatters are more visible but can be much harder to remove due to legal red tape, especially in states with tenant-friendly laws.

How Common Is Phrogging?

Phrogging is rare, but it's not unheard of, and it may be happening more often than reported. Because the nature of phrogging involves remaining hidden, many phrogging cases go unnoticed or unreported entirely. Some phroggers are only discovered by accident: a tenant hears strange noises, finds misplaced items, or stumbles upon signs of someone living in storage areas.

It’s most commonly reported in urban and suburban regions, where there’s a higher turnover of tenants, more vacant properties, and a larger number of rental units. Cities with transient populations or a high density of vacation homes, such as New York, Los Angeles, and Miami, tend to experience more frequent reports of phrogging incidents.

Although there are no official national statistics on phrogging due to its secretive nature, anecdotal evidence and local reports suggest that the phenomenon is growing. Property managers and landlords should still be aware of the potential, especially during tenant turnover, renovations, or extended vacancies. A well-maintained property with frequent inspections is far less likely to become a target.

How to Spot a Phrogger?

Catching a phrogger isn't easy since their entire goal is to remain invisible. However, there are red flags landlords, property managers, and tenants can watch for.

• Unexplained noises: Footsteps in the attic, rustling sounds in the walls, or doors creaking when no one should be home can signal unwanted company.
• Missing food or supplies: Disappearing groceries, half-used toilet paper, or laundry that's been moved could mean someone else is using them.
• Strange smells: The scent of unfamiliar food, body odor, or smoke can point to an unknown person living in the space.
• Tampered locks or windows: Signs of forced entry, damaged locks, or open windows where none should be can be an early warning.
• Disarray in storage areas: Attics, basements, garages, or crawlspaces that appear disturbed or have bedding, food wrappers, or clothing could indicate someone's been staying there.
• Tenant complaints: Residents who report unusual activity, discomfort, or even the feeling of being watched may be noticing something real.

Phrogging Cases: Real-Life Examples of Hidden Occupants

Multiple unsettling phrogging cases prove it's all too real.

Case 1: The LaPlante – Massachusetts, 1986

One of the earliest and most disturbing phrogging cases involved 17-year-old Daniel LaPlante. After breaking into the Bowen family’s home in Pepperell, Massachusetts, LaPlante didn’t steal or leave, he hid inside the walls. Over time, he began leaving disturbing messages written on mirrors and making noises that terrified the residents. When police eventually found him, he had built a small living space behind a cupboard and had been spying on the family for weeks.

This case is widely cited in criminal psychology because it highlights how phrogging can be deeply psychological and dangerous.

Case 2: Honolulu Home Invasion – 2019

In Honolulu, a couple returned from vacation to a shocking discovery: their apartment had been trashed and a stranger had been living there. The intruder, who had no connection to the couple, ate their food, used their shower, and left behind an apartment filled with biohazard-level mess. Surveillance footage later confirmed the man had been living in the home for days, entering through a sliding glass door.

This case highlighted a common vulnerability: accessible entry points and no security systems in place.

Is Phrogging Considered a Crime?

Yes, phrogging is illegal in every U.S. state, though the specific charges can vary based on intent, property damage, and state law.

At minimum, a phrogger can be charged with:

• Trespassing – Unauthorized entry into private property.
• Burglary – If the person entered the home with the intent to commit a crime (e.g., theft).
• Breaking and entering – Even without theft, forced or covert entry is a crime.
• Invasion of privacy – Especially relevant if the phrogger was watching or recording residents.

If the person is armed, causes harm, or damages property, the charges may escalate to aggravated burglary or criminal mischief. Additionally, landlords who knowingly ignore reports of strange activity may be liable for endangering their tenants or failing to secure the premises.

How Landlords Can Prevent Phrogging: 6 Fundamental Tips

A few proactive steps can drastically lower the risk!

1. Conduct thorough move-out inspections: Inspect every part of the unit after a tenant leaves (including attics, basements, and crawlspaces). Look for signs of recent activity or unauthorized access.
2. Secure all entry points: Install deadbolts, reinforce sliding doors, and lock exterior storage areas. Pay special attention to windows and vents, phroggers often exploit these less-obvious access points.
3. Use motion sensors and smart cameras: Modern security tools can alert landlords to movement in vacant properties. Install motion-sensor lights and cameras in common areas, porches, garages, and yards.
4. Limit key access: Rekey locks between tenants. Avoid giving master keys to contractors or vendors unless absolutely necessary, and retrieve them immediately when their work is complete.
5. Communicate with tenants: Encourage tenants to report anything unusual: missing food, strange sounds, unlocked doors, or personal items moved. Many phroggers are caught because tenants speak up.
6. Perform periodic property checks: Even when rented, do occasional exterior walkarounds (with proper notice, if entering). Phroggers thrive on neglect and long gaps in landlord oversight.

Final Thoughts

To effectively protect your property from phrogging, it’s important to understand what phrogging is and how to respond in that situation. Proactive property management is your best line of defense. This includes conducting regular inspections, ensuring robust security measures are in place, and building strong relationships with neighbors who can help monitor your property.

For more detailed guides, be sure to check out the LeaseRunner blog!

FAQs

Q1. What are phroggers?

Phroggers are individuals who secretly live in someone else's home without the owner's or tenant’s knowledge. Unlike squatters, phroggers actively avoid detection, sometimes living in occupied homes for days or even weeks while consuming resources or simply using the space as shelter.

Q2. How do phroggers usually get inside a property?

Most phroggers gain access through unlocked windows, basement doors, garage entries, or vacant units during tenant turnover. In multi-unit buildings, some even slip in through common areas or follow residents inside. They typically choose homes with low security and minimal foot traffic.

Q3. Can phroggers be dangerous?

Yes! Some have committed theft, vandalism, or more serious crimes. At minimum, their presence is a severe breach of privacy and safety, especially when they cohabitate undetected with rightful residents.

Q4. Are landlords responsible for preventing phrogging?

Legally, landlords must provide a safe and secure living environment. While they can’t prevent every incident, landlords are expected to secure entrances, respond to reports of unusual activity, and perform inspections between tenants.