Bay Area "Squatter Removal" Owner Faces Assault, Burglary Charges

James Jacobs and associate ordered to stand trial after forcibly evicting tenants in San Bruno home

Published on Mar. 5, 2026

Got story updates? Submit your updates here. ›

The owner of a San Francisco-based "squatter removal" service, James Jacobs, and his associate Arthur Gutierrez Jr., have been ordered to stand trial on multiple felony charges including assault, burglary, and gun crimes. The charges stem from an incident in January where seven armed intruders, including Jacobs and Gutierrez, forcibly evicted five tenants from a San Bruno home in the middle of the night using a battering ram, despite the property not yet being subject to formal eviction proceedings.

Why it matters

This case highlights the growing issue of private "squatter removal" companies operating outside the legal eviction process in California, where traditional evictions can take months. While homeowners may feel frustrated by squatters, using force and intimidation can expose these companies to criminal charges, raising questions about the legality and ethics of their practices.

The details

According to prosecutors, Jacobs' company ASAP Squatter Removal had been contracted by the new homeowner of the San Bruno property to forcibly remove the tenants, even though formal eviction proceedings had not yet begun. The intruders, including Jacobs and Gutierrez, allegedly used a battering ram to enter the home at 2:30 am and confront the five tenants, one of whom had lived there for 45 years. Jacobs, who is featured prominently on his company's website wielding a katana sword, has boasted about matching any force used by tenants.

  • The incident occurred on January 6, 2026 at around 2:30 am.
  • Jacobs and Gutierrez were ordered to stand trial on March 5, 2026 after a two-day hearing.

The players

James Jacobs

The 40-year-old owner of ASAP Squatter Removal, a Bay Area "squatter removal" service that advertises fast eviction of "unwanted occupants" outside the legal eviction process.

Arthur Gutierrez Jr.

A 40-year-old associate of Jacobs who was also ordered to stand trial in the case.

Angelmike Va Regalado

A 39-year-old third defendant who has an outstanding $50,000 arrest warrant and was not present in court.

New homeowner

The new owner of the San Bruno property who had contracted with ASAP Squatter Removal to forcibly remove the tenants.

Five tenants

The five residents of the San Bruno home who were forcibly evicted by the armed intruders, including one man who had lived there for 45 years.

Got photos? Submit your photos here. ›

What they’re saying

“If somebody comes at you with a knife, what's great about the katana is that we can do defensive strikes. We can go for the limb, we can hit you in the arm, we can take out your legs, we can actually do strikes that will eliminate the combat, completely eliminate combat, without having to actually get into the attempted murder, manslaughter kind of thing scenario.”

— James Jacobs, Owner, ASAP Squatter Removal (The John Curley Show, KIRO Newsradio 97.3)

“I believe Mr. Jacobs and his company serve a need in an area of the law where homeowners have difficulty in using the courts to address the problem of squatters. We hope that a jury will see it the same way.”

— Jai Gohel, Attorney for James Jacobs (CBS News Bay Area)

What’s next

Jacobs and Gutierrez are scheduled to be arraigned in San Mateo County Superior Court on March 18, 2026.

The takeaway

This case highlights the legal gray area and ethical concerns surrounding private "squatter removal" companies that use force and intimidation tactics to evict tenants outside the legal eviction process. It raises questions about the rights of both property owners and tenants, and whether these services are truly serving a need or operating in a legal and ethical manner.