Massachusetts Adverse Possession (M.G.L. c. 260 § 21)

Massachusetts sets one of the longer adverse-possession periods in the nation. M.G.L. c. 260 § 21 provides that "An action for the recovery of land shall be commenced, or an entry made thereon, only within twenty years after the right of action or of entry first accrued." Once the true owner's 20-year window to recover the land has run, a possessor whose use was actual, open, notorious, exclusive, and adverse for the full 20 years may claim title by adverse possession. The statute excepts actions by a nonprofit land conservation corporation or trust for land held for conservation, parks, recreation, water, or wildlife protection. Squatters lacking the full 20-year adverse use have no ownership claim and may be removed through court process.

Adverse possession is a civil property doctrine, not a penalty; a possessor who fails to meet the full 20-year period and the common-law elements has no title and can be removed via summary process or an action to recover land.