Washington Statewide Rule

Washington Adverse Possession (Squatters' Rights)

Heavy RestrictionsApplies statewide across Washington (2026)

Washington'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 7-year period applies under RCW 7.28.070 when the occupant holds under good-faith color of title and pays all taxes legally assessed on the land for those seven years.

Key Facts

Standard period: 10 years of possession (RCW 4.16.020)
Color of title + taxes: 7 years if taxes paid (RCW 7.28.070)
Required nature: Actual, open, notorious, exclusive, hostile, continuous
Tax payment: All assessed taxes for the 7-year path
Successors: May tack possession and continue tax payments

Last verified: 2026-06-27

Full Breakdown

RCW 4.16.020 bars an action to recover real property 'unless it appears that the plaintiff, his or her ancestor, predecessor or grantor was seized or possessed of the premises in question within ten years before the commencement of the action,' establishing the 10-year adverse-possession baseline (possession must be actual, open, notorious, exclusive, hostile, and continuous). RCW 7.28.070 provides a shorter route: anyone who, 'under claim and color of title, made in good faith,' shall 'for seven successive years continue in possession' and 'pay all taxes legally assessed' shall be 'adjudged to be the legal owner.' Successors who continue both possession and tax payment may complete the seven years. A squatter lacking these elements remains a removable trespasser.

Violations & Penalties

No specific statutory penalty. An occupant who fails to satisfy every element of RCW 4.16.020 or RCW 7.28.070 acquires no title and may be removed through ejectment or unlawful detainer (RCW 59.12.030 covers entry without permission or color of title); willful trespass may also carry criminal liability.

Frequently Asked Questions

How long must a squatter possess Washington property to claim it?

Generally 10 years of actual, open, notorious, exclusive, hostile, and continuous possession under RCW 4.16.020 — or 7 years under RCW 7.28.070 if the occupant has good-faith color of title and pays all assessed taxes.

Does paying property taxes shorten adverse possession in Washington?

Yes. Under RCW 7.28.070, a person who possesses land under good-faith color of title and pays all legally assessed taxes for seven successive years may be adjudged the legal owner.

Sources

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