Russia has legalized the seizure of homes in occupied parts of Ukraine through a new decree signed by President Vladimir Putin, allowing authorities to take properties labeled as having no legal owner. In reality, many of these homes belong to Ukrainians who fled, were forced out, or were killed during the war, turning private property into a tool of control and affecting thousands of families across occupied regions.
A law that turns homes into “ownerless” property
The new Russian decree allows occupation officials to seize residential properties that “show signs of being ownerless.” This phrase sounds harmless, but on the ground it means something very different. Many owners are alive and have documents proving ownership. They simply cannot return because their cities are occupied, destroyed, or unsafe.
Under the decree, a home can be labeled “ownerless” if the owner does not appear in person to prove ownership. The process must be done face to face, and documents are accepted only if the person also holds a Russian passport. Ukrainian documents alone are not considered valid by occupation authorities.
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This creates a near-impossible situation. Many Ukrainians cannot safely travel to occupied areas. Others refuse to take Russian passports because doing so can put them at risk or force them to accept Russian control. As a result, their homes can be taken even though they still legally belong to them.
In cities like Mariupol, this system is already working at scale. Thousands of apartments have been seized. Reports from occupied areas show that hundreds more are taken each week. Buildings that survived bombing are being emptied of original owners and reassigned by occupation administrations.
The decree applies to the occupied parts of Donetsk, Luhansk, Zaporizhzhia, and Kherson regions. Across these areas, tens of thousands of homes have already been classified as “ownerless” under Russian rules. Once listed, the property can be transferred, occupied, or sold.
Who benefits from seized homes
The law explains how seized housing can be used. Officially, it says the homes may go to people who lost their housing during the war or to tenants. In practice, many of these apartments are given to Russian-appointed officials, security forces, and staff working for the occupation administration.
Russian military personnel are also housed in seized properties. In addition, people arriving from Russia are being settled into these homes. This changes the population of occupied cities and pushes out Ukrainians who once lived there.
There are also reports of a growing shadow market. Apartments taken from local residents are being sold at very low prices. Buyers are often Russians moving into the occupied territories. For displaced Ukrainians, this means their homes are not only taken but treated as goods to be traded.
The policy fits into a wider effort to change life in occupied areas. By tying property rights to Russian passports, the authorities pressure residents to accept Russian citizenship. Those who refuse risk losing their homes. Those who left face the choice of returning under Russian control or watching their property be taken away.
This approach affects families who are still inside occupied cities as well. Relatives who stayed behind but are not listed as legal owners can be evicted at any time. Even if they live in the apartment, the law does not protect them unless their name is on Russian-approved documents.
Forced choices and daily fear under occupation
The decree has heightened fear among Ukrainians under occupation and those who fled. Many delayed leaving to protect their homes, but the new rules mean that leaving almost guarantees property seizure. Returning is also dangerous due to strict checks and questioning, leaving families trapped between personal safety and the loss of their homes.
The seizure of homes goes far beyond financial damage. For many Ukrainians, these houses and apartments carry deep emotional value, tied to childhood memories, family life, and relatives lost during the war. When occupation authorities give these homes to others, the pain of displacement becomes even heavier.
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Ukrainian President Volodymyr Zelensky has repeatedly stated that the occupied territories remain part of Ukraine under international law. Ukraine and many other countries view Russia’s actions as illegal, but on the ground, control is enforced by armed power rather than legal agreement.
The new law has made property confiscation faster and more systematic. Officials can reject Ukrainian documents or demand a Russian passport, turning simple paperwork into a tool for taking homes. This pressure shapes daily decisions, as some residents stay in occupied areas to avoid losing everything, while others consider returning despite the risks. As a result, homes are no longer places of safety but instruments of control, quietly reshaping lives across occupied regions.