Squatter's Rights & Adverse Possession
Rental Property Rules
When an occupant without a lease gains legal protections, the line between a trespasser and a squatter, how many years of continuous possession adverse possession requires in this state, and how an owner lawfully removes a squatter.
Squatter's Rights & Adverse Possession Rules by State
Statewide law governs this topic in many states. Each entry links to that state's full page.
Alabama
Few RestrictionsAlabama recognizes two adverse-possession paths: 20 years of open, continuous possession by prescription, or 10 years under Ala. Code § 6-5-200 with color of title recorded, annual tax…
Alaska
Heavy RestrictionsAlaska Stat. § 09.45.052 allows adverse possession after 7 years of possession under color and claim of title, or 10 years based on a good-faith but mistaken boundary belief. Bare…
Arizona
Heavy RestrictionsArizona's adverse possession periods are tiered: 2 years by right of possession alone (A.R.S. § 12-522), 3 years under color of title (§ 12-523), 5 years under a recorded deed with…
Arkansas
Some RestrictionsArkansas adverse possession under Ark. Code 18-11-106 requires 7 years of actual or constructive possession with color of title plus payment of ad valorem taxes during that period. A…
California
Heavy RestrictionsCalifornia adverse possession requires five years of continuous, open, hostile possession AND payment of all property taxes during that period under Code of Civil Procedure § 325. A…
Colorado
Few RestrictionsColorado's general adverse possession period is 18 years of open, continuous, hostile possession under Colo. Rev. Stat. § 38-41-101. The period shrinks to 7 successive years where the…
Connecticut
Heavy RestrictionsConnecticut allows title by adverse possession only after open, visible, exclusive and uninterrupted possession for 15 years under Conn. Gen. Stat. Sec. 52-575; prescriptive easements…
Delaware
Few RestrictionsDelaware requires 20 years of continuous adverse possession before a claimant can defeat the true owner's title under Del. Code tit. 10 § 7901. A squatter with no lease or permission…
District of Columbia
Heavy RestrictionsIn D.C., adverse possession requires 15 years of open, continuous, hostile possession, matching the 15-year limitations period to recover land under D.C. Code § 12-301(a)(1). Section…
Florida
Heavy RestrictionsAdverse possession in Florida requires 7 years of actual, continued, exclusive possession plus paying all taxes within a year and filing a return with the property appraiser (Fla…
Georgia
Heavy RestrictionsAdverse possession in Georgia requires 20 years of possession under O.C.G.A. § 44-5-163, or 7 years under written 'color of title' under § 44-5-164. Mere squatters are trespassers, and…
Hawaii
Heavy RestrictionsHawaii makes adverse possession very hard to claim. HRS § 657-31 bars an action to recover land after twenty years, but HRS § 657-31.5 limits any adverse-possession claim accruing…
Idaho
Few RestrictionsIdaho requires 20 years of continuous, open, hostile possession to claim title by adverse possession, plus payment of all taxes throughout. This applies to oral claims (Idaho Code…
Illinois
Heavy RestrictionsAdverse possession in Illinois generally requires 20 years of possession (735 ILCS 5/13-101). The period drops to 7 years when the occupant holds under claim and color of title 'made…
Indiana
Some RestrictionsIndiana requires 10 years of possession to claim title by adverse possession (IC 34-11-2-11), and IC 32-21-7-1 adds that the possessor must have paid 'all taxes and special…
Iowa
Heavy RestrictionsIowa requires 10 years of open, hostile, exclusive, and continuous possession under a claim of right or color of title to claim title by adverse possession, drawing on the 10-year…
Kansas
Heavy RestrictionsUnder K.S.A. 60-503, a squatter can claim title to real property only after 15 years of open, exclusive and continuous possession, held either under a knowingly adverse claim or a…
Kentucky
Heavy RestrictionsUnder KRS 413.010, a squatter can claim title only after 15 years of adverse possession of real property. KRS 413.060 shortens the period to 7 years where the occupant holds under…
Louisiana
Some RestrictionsLouisiana uses acquisitive prescription, not adverse possession. Under La. Civ. Code art. 3486, ownership of immovables may be acquired by 30 years' possession with no title or good…
Maine
Few RestrictionsMaine requires 20 years of possession before a squatter can claim land by adverse possession. Under tit. 14 § 801 a real action to recover land must be brought within 20 years, and §…
Maryland
Few RestrictionsMaryland requires 20 years of adverse possession before a squatter can claim land. Under Courts and Judicial Proceedings § 5-103, an owner must file to recover possession or enter the…
Massachusetts
Heavy RestrictionsMassachusetts requires 20 years of continuous adverse possession to claim title to land. Under M.G.L. c. 260 § 21, an action to recover land must be brought within 20 years after the…
Michigan
Few RestrictionsMichigan requires 15 years of adverse possession before a squatter can claim title to land. Under MCL 600.5801 the owner's action to recover land is barred after 15 years in most…
Minnesota
Heavy RestrictionsMinn. Stat. Sec. 541.02 sets a 15-year limitations period to recover real estate, the basis for adverse possession. For platted, taxed land the claimant must also have paid the…
Mississippi
Some RestrictionsMississippi requires 10 years of adverse possession to gain title. Miss. Code section 15-1-13 vests 'full and complete title' in anyone who openly, actually, and continuously occupies…
Missouri
Some RestrictionsMissouri requires ten years of possession to claim land by adverse possession. RSMo 516.010 bars an action to recover real property unless the owner was seized or possessed within ten…
Montana
Heavy RestrictionsMontana adverse possession is hard to establish. Under Mont. Code Ann. § 70-19-411, a claimant must occupy and claim the land continuously for 5 years and must have paid all state…
Nebraska
Heavy RestrictionsNebraska requires 10 years of adverse possession to claim title under Neb. Rev. Stat. 25-202. A squatter must hold the land in an actual, continuous, exclusive, open and notorious, and…
Nevada
Heavy RestrictionsNevada requires 5 years of continuous, adverse occupancy plus payment of all state, county, and municipal taxes for that period before a claim of adverse possession can succeed (NRS…
New Hampshire
Few RestrictionsNew Hampshire requires 20 years of possession before a squatter can claim land by adverse possession. RSA 508:2, I bars any action to recover real estate "after 20 years" from when the…
New Jersey
Heavy RestrictionsA squatter cannot gain title quickly in New Jersey. Under N.J.S.A. 2A:14-30, thirty years of actual, continuous possession of real estate vests title in the possessor, and sixty years…
New Mexico
Heavy RestrictionsNew Mexico requires 10 years of continuous, good-faith adverse possession under color of title plus continuous payment of all state, county, and municipal taxes before title can be…
New York
Heavy RestrictionsNew York's adverse possession period is 10 years of continuous, exclusive possession under RPAPL Sections 501 and 511. A 2024 budget amendment to RPAPL Section 711 clarified that…
North Carolina
Some RestrictionsNorth Carolina recognizes adverse possession after 20 years of open, continuous possession under N.C. Gen. Stat. § 1-40, or after 7 years if the possessor holds under color of title…
North Dakota
Heavy RestrictionsNorth Dakota's baseline adverse-possession period is 20 years of continuous, adverse possession (N.D. Cent. Code §§ 28-01-04 and 28-01-08). The period drops to 10 years under §…
Ohio
Some RestrictionsOhio recognizes adverse possession after 21 years, the limitation period in Ohio Revised Code 2305.04 for an action to recover real property. A squatter must possess the land openly…
Oregon
Heavy RestrictionsUnder ORS 105.620, a person may acquire title to Oregon real property by adverse possession only after 10 years of actual, open, notorious, exclusive, hostile, and continuous…
Pennsylvania
Some RestrictionsPennsylvania's general adverse possession period is 21 years under 42 Pa.C.S. Section 5530. A shorter 10-year period applies under 42 Pa.C.S. Section 5527.1 to a parcel of one-half…
Rhode Island
Some RestrictionsRhode Island allows title by adverse possession after 10 years of continuous possession under R.I. Gen. Laws Sec. 34-7-1, one of the shorter periods nationally. The possession must be…
South Carolina
Some RestrictionsUnder S.C. Code § 15-67-210, occupation of land is presumed subordinate to the legal owner unless the property has been "held and possessed adversely" for 10 years before an action is…
South Dakota
Some RestrictionsSouth Dakota adverse possession generally requires 20 years of possession: SDCL 15-3-1 bars an action to recover real property unless the owner was 'seized or possessed' within 20…
Tennessee
Heavy RestrictionsTennessee adverse possession requires 7 years of possession when the claimant holds recorded color of title (Tenn. Code 28-2-101 to -102), or 20 years of open, continuous, hostile…
Texas
Some RestrictionsIn Texas a squatter can claim title only through adverse possession, with periods that shorten as the claim strengthens: 3 years under title or color of title (§ 16.024), 5 years with…
Utah
Heavy RestrictionsUtah adverse possession requires continuous occupation and claim of land for seven years AND payment of all taxes levied and assessed on it during that period (Utah Code 78B-2-208…
Vermont
Few RestrictionsVermont requires 15 years of possession before a squatter can claim land by adverse possession. Under 12 V.S.A. § 501, an action to recover land must be brought within 15 years after…
Virginia
Few RestrictionsUnder Va. Code § 8.01-236, a person must take action to recover land within 15 years after the right accrues, so an occupant claiming title by adverse possession must hold the property…
Washington
Heavy RestrictionsWashington's general adverse possession period is 10 years under RCW 4.16.020, requiring possession that is actual, open and notorious, exclusive, hostile, and continuous. A shorter…
West Virginia
Some RestrictionsWest Virginia requires ten years of adverse possession to claim title to land under W. Va. Code § 55-2-1. The possession must run continuously for the full statutory period, and a…
Wisconsin
Heavy RestrictionsWisconsin recognizes three adverse-possession tracks. The default under Wis. Stat. Sec. 893.25 is 20 years of uninterrupted possession with no written instrument. Sec. 893.26 shortens…
Wyoming
Some RestrictionsWyoming requires ten years of adverse possession to claim title to real property. Under Wyo. Stat. § 1-3-103, an action to recover title or possession of land must be brought within…
Cities & Counties with Squatter's Rights & Adverse Possession Rules
No locations have squatter's rights & adverse possession data on file yet.
Other Rental Property Rules Topics
Rent Control
Local limits on how much landlords can raise rent each year, including which properties are covered and exemptions for newer buildings.
Just Cause Eviction
Protections requiring landlords to have a valid reason to evict tenants, such as nonpayment of rent, lease violations, or owner move-in.
Rental Registration
Requirements for landlords to register rental properties with the city, including inspection programs, fees, and occupancy standards.
Relocation Assistance
Required tenant relocation payments for no-fault evictions and Ellis Act withdrawals, typical amounts, qualifying triggers, and how cities enforce payment.
Security Deposit Rules
Caps on how much landlords may collect as security deposits, return deadlines, itemized-deduction requirements, and tenant remedies for wrongfully withheld deposits.
Cash-for-Keys Agreements
Rules around buyout agreements where landlords pay tenants to vacate, including required disclosures, cooling-off periods, and city filing requirements.
No-Fault Evictions
Allowable no-fault eviction grounds (owner move-in, Ellis Act, substantial remodel) and the relocation/notice obligations that come with each.
Pass-Through Charges
Rules limiting landlord ability to pass utility, capital improvement, or seismic-retrofit costs through to rent-controlled tenants, and the petition process.
Tenant Anti-Harassment
Cities like LA prohibit specific landlord conduct (lockouts, utility shutoffs, threats), penalties, private right of action, and how to document violations.
Source-of-Income Discrimination
Rules barring landlords from refusing to rent to applicants because of Section 8 vouchers, SSI, or other lawful income, protected categories and remedies.
Section 8 Voucher Acceptance
Landlord obligations when accepting Housing Choice Vouchers, including HACLA inspection, lease addenda, and rent reasonableness.
Right of Return
Tenant right to re-occupy a unit after no-fault eviction (substantial remodel, owner move-in failure) at original rent, qualifying triggers and notice rules.
AB-1482 Notice Disclosure
California statewide rent-cap and just-cause notices required on month-to-month leases, separate from local RSO disclosures, and how cities enforce them.
Eviction Moratorium History
Status of pandemic-era eviction protections, what sunset, what carries forward as permanent rules, and tenant defenses still available for COVID-rent-debt.
Council District Preference
Local preference policies giving residents of a Council District priority for affordable housing units developed in their district, eligibility and waitlist mechanics.
Just Cause Appeal Process
How tenants and landlords appeal Just Cause eviction determinations, administrative hearing procedures, evidence rules, and judicial review.
Mold Disclosure
Landlord obligations to disclose known mold conditions before lease signing, plus tenant remedies when mold is discovered or made worse during a tenancy.
Rent Increase Notice
How much advance written notice a landlord must give before raising the rent on a month-to-month or expiring lease, and how state notice rules differ from any local rent-control caps.
Landlord Entry & Notice
How much advance notice a landlord must give before entering an occupied unit, the permitted reasons (repairs, showings, inspections), allowed hours, and the emergency exceptions under…
Repairs & Habitability
The implied warranty of habitability, how long a landlord has to fix essential services (heat, water, plumbing, mold), and tenant remedies such as repair-and-deduct, rent withholding…
Late Fees & Grace Periods
Whether late rent fees are capped, any required grace period before a fee can be charged, and limits on bounced-check (NSF) and other add-on charges under state law.
Lease Termination & Notice to Vacate
Notice required to end a month-to-month tenancy, the rules and penalties for breaking a fixed-term lease early, and early-termination protections for active-duty military…
Eviction Notice & Process
The notice a landlord must give before filing to evict, pay-or-quit and cure-or-quit periods, no-cause termination notice, how long the court eviction process takes in this state, and…