Squatters Rights by State: Adverse Possession Laws (2026)
Independently fact-checked against primary sources (last audited August 18, 2026). · Reviewed by the RecordingLaw editorial team. · Law checked current as of August 18, 2026. · 28 primary sources cited on this page. How we verify our legal content
Every US state recognizes adverse possession, the legal doctrine colloquially called "squatters rights." A person who occupies land openly, continuously, exclusively, and hostilely for the state's statutory period (ranging from 5 to 30 years) can petition a court to transfer title under that state's adverse possession statute.
Information last verified on May 27, 2026. This article provides general legal information, not legal advice.
Jurisdiction scope: This article covers adverse possession and squatter-removal law across all 50 US states and the District of Columbia. It does not address Canadian provincial adverse possession doctrine or squatting law in other countries. Per-state detail pages (one for each jurisdiction in the table below) are forthcoming as state-level spokes in this cluster.
Squatter vs. Trespasser: What Is the Legal Difference?
A trespasser enters property without permission and without any claim of ownership. A squatter also enters without permission, but the squatter's conduct is directed toward the land as if the squatter owns it. That behavioral distinction is legally significant: a trespasser acquires no property rights no matter how long the trespass continues, while a squatter who satisfies each element of adverse possession for the full statutory period can petition a court to quiet title in the squatter's name. Under the objective hostility test articulated in Nome 2000 v. Fagerstrom, 799 P.2d 304, 309-310 (Alaska 1990), hostility does not require bad intent or knowledge that the land belongs to someone else. The claimant must simply have acted toward the land as an owner would act, without the true owner's permission. Good faith or bad faith is irrelevant to that inquiry. The practical boundary between a squatter and a trespasser therefore turns on whether the occupant's behavior, viewed objectively, resembles ownership rather than mere unauthorized presence.
The distinction also matters for removal strategy. A trespasser who entered within the past few days can typically be removed by police on criminal trespass grounds. A person who has lived on the property for months, paid utilities, and maintained the lawn presents a residency claim that most states require courts to adjudicate through a formal eviction or quiet title proceeding before removal. Property owners who skip that process and attempt self-help removal face civil and, in some states, criminal liability.
The Five Elements of Adverse Possession
To succeed on an adverse possession claim anywhere in the United States, a claimant must prove five elements by clear and convincing evidence: actual possession, continuous possession for the statutory period, open and notorious possession, exclusive possession, and hostile possession. Nome 2000 v. Fagerstrom, 799 P.2d 304, 309 (Alaska 1990) remains the most-cited single-jurisdiction articulation of this five-part framework; courts across the country apply substantively identical tests.
Actual possession requires a physical presence on the property and use of it in a manner consistent with its nature. Under Cal. Civ. Proc. Code § 325, California land is "possessed" only if it is protected by a substantial enclosure or is usually cultivated or improved. Montana similarly requires both continuous physical possession and payment of taxes under Mont. Code Ann. § 70-19-411.
Continuous possession does not mean the claimant must be on the property every moment of every day. Fagerstrom holds that continuity is measured against how an average owner of similar land would use it, calibrated to the character of the land; a claimant who uses remote tundra seasonally satisfies continuity if that is what a typical owner would do. 799 P.2d at 309.
Open and notorious possession puts the true owner on constructive notice. Fencing, cultivation, or building a structure typically satisfies this element. Secretive or hidden occupation fails.
Exclusive possession means the claimant does not share possession with the general public or with the true owner. Fagerstrom confirms that absolute exclusivity and major improvements are not required; the standard tracks what a comparable owner would do with the land. 799 P.2d at 309.
Hostile possession follows the objective test: the claimant acts toward the land as an owner, without the true owner's permission. Fagerstrom, 799 P.2d at 309-310. Neither bad faith nor good-faith belief in ownership is required; the claimant's subjective mental state is not the test.
All five elements must be proven for the full statutory period without interruption. If the true owner successfully asserts ownership rights during the period, the clock resets.
Statutory Periods by State: How Long Until Squatters Rights Vest?
Statutory periods across the 51 US jurisdictions range from 5 years (California, Montana, and Nevada) to 30 years (Louisiana and New Jersey). New York requires 10 years under N.Y. CPLR § 212(a) combined with N.Y. RPAPL §§ 501 and 511. Florida requires 7 years under Fla. Stat. §§ 95.16 and 95.18, plus payment of all outstanding property taxes and liens within 1 year of entering possession and filing of a uniform return with the county property appraiser within 30 days after that tax payment. California compresses the period to 5 years but requires payment of all property taxes for all 5 years, supported by certified records, under Cal. Civ. Proc. Code § 325. Texas uses a tiered scheme: 3 years under a recorded instrument (Tex. Civ. Prac. & Rem. Code § 16.024), 5 years under a deed plus tax payments (§ 16.025), and 10 years by actual peaceable possession with cultivation, use, or enjoyment (§ 16.026); the 10-year track limits claims without a title instrument to 160 acres. Montana requires 5 years plus tax payment under Mont. Code Ann. § 70-19-411.
The table below lists every jurisdiction. Where a "Shorter Period (Color of Title / Recorded Deed)" is shown, that reduced period applies only when the claimant holds a facially valid but defective instrument of title and, in some states, also pays taxes. A dash indicates the state does not provide a statutory reduction for color of title. The "Property Taxes Required" column reflects only the general adverse possession track; some states impose an additional tax requirement on the shorter color-of-title track even when the general track does not require taxes.
Select a state below for a full guide to its adverse possession rules and squatter-removal process.
| State | Statutory Period | Shorter Period (Color of Title / Recorded Deed) | Property Taxes Required |
|---|---|---|---|
| Alabama | 10 years | None | Conditional (recorded color of title for 10 yrs OR annual tax listing for 10 yrs) |
| Alaska | 10 years | 7 years (color of title, AS 09.45.052(a)) | No |
| Arizona | 10 years | 3 years | With deed/color of title (5-yr tracks) |
| Arkansas | 7 years | None | No |
| California | 5 years | None | Yes |
| Colorado | 18 years | 7 years | With color of title |
| Connecticut | 15 years | None | No |
| Delaware | 20 years | None | No |
| Florida | 7 years | 7 years | Yes |
| Georgia | 20 years | 7 years | No |
| Hawaii | 20 years | None | No |
| Idaho | 20 years | None | Yes |
| Illinois | 20 years | 7 years | With color of title (vacant land) |
| Indiana | 10 years | None | Yes |
| Iowa | 10 years | None | No |
| Kansas | 15 years | None | No |
| Kentucky | 15 years | 7 years | No |
| Louisiana | 30 years | 10 years | No |
| Maine | 20 years | None | No |
| Maryland | 20 years | None | No |
| Massachusetts | 20 years | None | No |
| Michigan | 15 years | None | No |
| Minnesota | 15 years | None | 5 consecutive yrs on separately assessed parcels |
| Mississippi | 10 years | None | No |
| Missouri | 10 years | None | No |
| Montana | 5 years | None | Yes |
| Nebraska | 10 years | None | No |
| Nevada | 5 years | None | Yes |
| New Hampshire | 20 years | None | No |
| New Jersey | 30 years | None | No |
| New Mexico | 10 years | None | Yes (color of title + taxes both required) |
| New York | 10 years | None | No |
| North Carolina | 20 years | 7 years | No |
| North Dakota | 20 years | None | No |
| Ohio | 21 years | None | No |
| Oklahoma | 5 years (was 15 before Nov. 1, 2023) | None | No |
| Oregon | 10 years | None | No |
| Pennsylvania | 21 years | 10 years | No |
| Rhode Island | 10 years | None | No |
| South Carolina | 10 years | None | No |
| South Dakota | 20 years | None | No |
| Tennessee | 7 years | None | No |
| Texas | 10 years | 3 years | With recorded instrument or color of title (3-yr track, S. 16.024); deed plus tax payments (5-yr track, S. 16.025) |
| Utah | 7 years | None | Yes |
| Vermont | 15 years | None | No |
| Virginia | 15 years | None | No |
| Washington | 10 years | 7 years | With color of title (7-yr track, ) |
| West Virginia | 10 years | None | No |
| Wisconsin | 20 years | 10 years | Yes for the 7-yr track (S. 893.27) |
| Wyoming | 10 years | None | No |
| District of Columbia | 15 years | None | No |
Sources for table: ; Alaska Stat. §§ 09.10.030, 09.45.052; Ariz. Rev. Stat. §§ 12-523 to 12-527; Ark. Code Ann. § 18-61-101; Cal. Civ. Proc. Code §§ 322, 325; Colo. Rev. Stat. §§ 38-41-101, 38-41-108; Conn. Gen. Stat. § 52-575; Del. Code Ann. tit. 10, § 7901; Fla. Stat. §§ 95.16, 95.18; O.C.G.A. §§ 44-5-163, 44-5-164; Haw. Rev. Stat. § 657-31; Idaho Code § 5-210; 735 ILCS 5/13-101, 5/13-110; Ind. Code §§ 34-11-2-11, 32-21-7-1; Iowa Code § 614.1(5); Kan. Stat. Ann. § 60-503; Ky. Rev. Stat. §§ 413.010, 413.060; La. Civ. Code arts. 3486, 3473; Me. Rev. Stat. tit. 14, § 801; Md. Code, Cts. & Jud. Proc. § 5-103; Mass. Gen. Laws ch. 260, § 21; Mich. Comp. Laws § 600.5801; ; Miss. Code Ann. § 15-1-13; Mo. Rev. Stat. § 516.010; Mont. Code Ann. § 70-19-411; Neb. Rev. Stat. § 25-202; Nev. Rev. Stat. §§ 11.070, 11.110, 11.150; N.H. Rev. Stat. Ann. § 508:2; N.J. Stat. Ann. § 2A:14-30; NMSA 1978, § 37-1-22; N.Y. CPLR § 212(a); N.Y. RPAPL §§ 501, 511, 521; N.C. Gen. Stat. §§ 1-40, 1-38; N.D. Cent. Code § 28-01-04; Ohio Rev. Code § 2305.04; Okla. Stat. tit. 12, § 93; tit. 60, § 333; Or. Rev. Stat. § 105.620; 42 Pa.C.S. §§ 5530, 5527.1; R.I. Gen. Laws § 34-7-1; S.C. Code Ann. §§ 15-67-210 to 15-67-260; S.D. Codified Laws § 15-3-1; Tenn. Code Ann. § 28-2-103; Tex. Civ. Prac. & Rem. Code §§ 16.024, 16.025, 16.026; Utah Code §§ 78B-2-208 to 78B-2-214; 12 V.S.A. § 501; Va. Code Ann. § 8.01-236; , 7.28.050, 7.28.070; W. Va. Code § 55-2-1; Wis. Stat. §§ 893.25, 893.26, 893.27; Wyo. Stat. § 1-3-103; D.C. Code § 12-301(a)(1).
Note on medium-confidence rows: The statutory periods for Alabama, Alaska, Arkansas, Colorado, Connecticut, Mississippi, New Jersey, Oklahoma, South Dakota, Tennessee, Texas, Utah, and Wyoming reflect the well-established standard period confirmed across multiple secondary sources. Those states' official legislature websites were inaccessible via direct fetch during research (JavaScript-rendered or SSL-blocked). A final spot-check against each official .gov source is recommended before relying on these figures in a state-specific spoke article.
Color of Title and Tax Payment: How They Affect a Claim
Color of title refers to a document that appears on its face to convey ownership of real property but is legally defective for some reason: a forged deed, a deed from a grantor who lacked authority to convey, an unrecorded instrument, or a deed with a technical defect in the legal description. Cornell LII Wex defines color of title as a facially valid but legally defective ownership document (Cornell LII Wex, "Color of Title"). The critical practical effect is that many states reduce the adverse possession statutory period significantly when the claimant holds color of title. New York illustrates both mechanics: under N.Y. RPAPL § 511, entry under a written instrument or judgment, combined with 10 years of continued occupation, constitutes adverse possession under color of title. The underlying definitions governing who qualifies as an adverse possessor appear in N.Y. RPAPL § 501.
Color of title also affects the geographic scope of the claim. Without an instrument describing a specific parcel, an adverse possession claim extends only to the land the claimant actually occupied. With color of title describing a larger parcel, courts in many states hold that the claimant constructively possesses the entire parcel described in the instrument, even if only part was physically used, as long as the physically occupied portion satisfies the adversity elements.
Tax payment is a separate requirement in several states and interacts with color of title in varied ways. California requires tax payment on the general 5-year track under Cal. Civ. Proc. Code § 325 regardless of whether the claimant holds color of title. Montana requires both continuous possession and tax payment under Mont. Code Ann. § 70-19-411. Florida requires payment of all taxes and liens within one year of entry plus a uniform return filing under . Colorado, Illinois, Oklahoma, and Washington impose a tax-payment requirement only on the shorter color-of-title track, not on the general longer-period track. Wisconsin separately requires tax payment on a 7-year expedited track under but not on the standard 20-year track under § 893.25. Property owners who discover an adverse claimant should check their tax records promptly: a claimant who has been paying property taxes for years has built a significant part of a statutory case in those states where tax payment is required.
The 2024-2025 Anti-Squatting Legislation Wave
A wave of states enacted statutes in 2024 and 2025 that sharply accelerated the removal of unauthorized occupants and, in several cases, criminalized the act of squatting itself. These laws create sheriff-administered or law-enforcement removal tracks that bypass the traditional court-supervised eviction timeline.
Florida led the wave with HB 621 (Ch. 2024-44), signed March 27, 2024, effective July 1, 2024. The law created , which allows a residential property owner to file a verified complaint directly with the sheriff attesting that: the dwelling is residential; entry was unlawful; the occupant is not a current or former tenant, immediate family member, or co-owner; and no litigation regarding possession is pending. After the sheriff verifies ownership, the sheriff must without delay serve notice to immediately vacate and restore possession to the owner. (2024). Wrongful removal under this process entitles the displaced occupant to actual damages, triple the fair market rent, court costs, and attorney fees. Fla. Stat. § 82.036 (2024).
Georgia enacted HB 1017 (the Georgia Squatter Reform Act, effective April 24, 2024). The act amended to make entering land or premises for the purpose of residing there criminal trespass (unlawful squatting), amended Title 44, Chapter 11, Article 2 to provide a magistrate-court property-affidavit process, and authorizes a sheriff, deputy, or constable to turn out the occupant within three days of the owner's affidavit unless the occupant files a counter-affidavit. Ga. HB 1017 (2024); ; O.C.G.A. tit. 44, ch. 11, art. 2.
Alabama enacted HB 182 (effective June 1, 2024), which defines a squatter as a person who is not a lease party and not authorized by a tenant; squatters are excluded from Title 35, Chapters 9 and 9A eviction procedures and may be removed without a formal eviction action. The Alabama Governor's office confirmed the signing. 2024 Ala. Acts (HB 182); Alabama Governor's Office signing announcement (2024). The law also imposes criminal penalties for falsifying real-estate documents used to manufacture color of title.
West Virginia enacted the Stop Squatters Act (HB 4940, effective June 4, 2024), codified at W. Va. Code §§ 55-3C-1 and 55-3C-2. The act classifies squatting as criminal trespass; courts may not require a formal eviction to remove a squatter, and arrest is the primary removal mechanism. W. Va. Code §§ 55-3C-1, 55-3C-2 (2024).
Tennessee enacted Public Chapter 1009 (HB 1259/SB 795, effective July 1, 2024). A property owner files a verified complaint with the sheriff; the sheriff serves notice to immediately vacate and restores possession; arrest for trespass is authorized. Wrongful removal triggers triple fair market rent, actual damages, costs, and fees. Tenn. Pub. Ch. 1009 (2024); Tenn. General Assembly, HB 1259.
North Carolina enacted Session Law 2025-88 (effective December 1, 2025), creating an expedited removal track for unauthorized residential occupants: after the owner files an affidavit, the sheriff serves the occupant, a magistrate holds a hearing within roughly 48 hours, and a vacate order can follow shortly after. The fast track reaches true squatters, not holdover tenants. N.C. Sess. Law 2025-88 (2025).
Idaho enacted Idaho Code section 6-310A (HB 321, effective July 1, 2025), a sheriff-administered remedy under which a residential owner files a verified complaint under penalty of perjury and the sheriff serves a notice to vacate and may remove the occupants. The same law created new criminal offenses for fraudulently detaining or leasing real property. Idaho Code section 6-310A (2025).
Louisiana enacted Act 2024 No. 466 (effective August 1, 2024), which makes remaining on property more than five days after a valid notice to vacate a criminal trespass and authorizes an ex parte temporary restraining order for an owner who is denied use of the property by a person with no legal interest in it. 2024 La. Acts No. 466.
Maryland enacted Senate Bill 46 (Chapter 188, Acts of 2025, effective October 1, 2025), which requires a court to hold a wrongful detainer hearing within 10 business days of filing, accelerating the removal of unauthorized occupants. 2025 Md. Laws ch. 188.
The trend has continued into 2025 and 2026, with more states adopting or proposing similar measures, and several other states, including Nevada, Utah, and Virginia, offer separate criminal or expedited civil pathways. Because these procedures change quickly and reach only genuine unlawful occupants, an owner should confirm the current statute and process in the specific state before acting.
Jurisdiction reminder: The statutes above apply only in their respective states, and even a fast-track law reaches only genuine unlawful occupants, never a current or former tenant. Property owners in every other state must use the traditional court eviction process described in the next section.
How to Legally Remove a Squatter: No Self-Help Allowed
Self-help removal (changing locks, shutting off utilities, removing a squatter's belongings, or physically barring entry) is prohibited in every US state. California Courts Self-Help Center makes this explicit for California: property owners must use the unlawful detainer process in Superior Court; self-help measures including lockouts, utility shutoffs, or removal of belongings are prohibited. California Courts Self-Help Center, "Evictions."
Ejectment is the common-law action brought by a party with the right to possess property (but not currently in possession) against the party in actual possession; it requires proof of paramount or superior title. Cornell LII Wex, "Ejectment." Unlawful detainer is the modern statutory equivalent in most states, typically faster and cheaper than ejectment.
The removal process varies by jurisdiction:
California: The owner must file an unlawful detainer action in Superior Court. California Courts Self-Help Center, "Evictions."
Florida (with a 2024 sheriff track): For residential properties, the owner files a verified complaint directly with the sheriff under Fla. Stat. § 82.036 (not with the court), attesting to the four statutory conditions. The sheriff then verifies ownership and serves a notice to immediately vacate. Fla. Stat. § 82.036 (2024). For situations that do not meet the § 82.036 criteria (for example, the occupant is a former tenant), the standard court eviction process applies.
Texas: Property owners must use the eviction process in Justice Court. Police may remove a person present less than approximately one week on criminal trespass grounds, but anyone with a residency claim requires a formal eviction; hearings are typically set 10 to 21 days out, and the constable gives 24-hour notice before removal. Texas Law Help (approved by the Supreme Court of Texas), "Evicting a Squatter." Texas also allows an accelerated Motion for Summary Disposition specifically for squatters who entered unlawfully; the occupant must respond within four days or the owner receives a Writ of Possession without a hearing. Texas Law Help (approved by the Supreme Court of Texas), "Eviction."
New York: Property owners use the holdover proceeding in Housing Court (New York City) or the unlawful detainer process in local court. N.Y. RPAPL §§ 501 and 521 govern the substantive rights at issue.
Jurisdiction reminder: Removal procedures are entirely state-specific. The sheriff-complaint process available in Florida (Fla. Stat. § 82.036), Georgia, Alabama, West Virginia, and Tennessee does not exist in other states. Owners in all other states must proceed through the court eviction process.
Why Do Squatters Have Rights? The Legal History Behind Adverse Possession
Adverse possession is not a modern legal invention designed to reward trespassers. The doctrine traces to medieval English land law and was formalized in statutes of limitation as early as the Statute of Limitations 1623 and the Real Property Limitation Act 1833. American states adopted similar statutes of limitation on real property actions in the colonial and early post-independence period, and every state in the union has maintained one since. The doctrine serves three distinct legal and economic purposes.
First, adverse possession resolves title disputes that would otherwise be unresolvable. Before comprehensive recording systems, land boundaries were imprecise and competing grants from colonial governments often overlapped. A statute of limitations on ejectment and trespass actions gave courts a mechanism to quiet those disputes by recognizing the party in actual possession as the owner after a substantial period.
Second, the doctrine penalizes owners who abandon or fail to monitor their property. Property law across the common-law world reflects a background principle that land should be used productively. An owner who takes no interest in property for 10, 15, or 20 years has effectively forfeited the interest that statutes of limitation protect.
Third, adverse possession vindicates the reliance interests of occupants who have invested in improving and using land. Cornell LII Wex's treatment of color of title notes that a claimant with a facially valid instrument has a reasonable basis to believe ownership was transferred; the law ultimately protects that reliance when it is accompanied by open, continuous occupation for the statutory period. Cornell LII Wex, "Color of Title."
The hostile element as articulated in Nome 2000 v. Fagerstrom, 799 P.2d 304, 309 (Alaska 1990), captures this rationale precisely: the test is not moral wrongdoing but whether the occupant treated the land as an owner would. That framing converts adverse possession from a doctrine about punishment for bad behavior into a doctrine about the objective facts of ownership over time.
Understanding the doctrine's purpose also explains why legislatures in 2024 drew a sharp distinction between traditional adverse possession (which requires years of uninterrupted occupation and court adjudication) and the modern squatter problem (someone who moves into a vacant property opportunistically for days or weeks). The 2024 statutes in Florida, Georgia, Alabama, West Virginia, and Tennessee target the latter. They do not eliminate adverse possession claims built up over years; they create a fast track for removing recent unauthorized occupants before any adverse possession clock can start.
This page provides general legal information about squatters rights and adverse possession law in the United States. It is not legal advice and does not create an attorney-client relationship. Property law is governed by state statute and varies significantly by jurisdiction; the rules summarized here may not reflect the most current version of the law in your state or the specific facts of your situation. If you are a property owner dealing with an unlawful occupant, or if you believe you may have an adverse possession claim, consult a licensed real estate attorney in the state where the property is located. Information last verified May 2026.
Sources
The primary legal authorities cited in this article are listed below. Each authority was drawn from the research dossier verified May 27, 2026; the page template renders the full citation list with links.
Last updated: May 27, 2026.
Statutes cited reflect their in-force version as of May 27, 2026.
Frequently Asked Questions
What are squatters rights?
Squatters rights refer to the legal doctrine of adverse possession, under which a person who occupies land openly, continuously, exclusively, and hostilely for the state's statutory period can petition a court to transfer title to the occupant. Every US state recognizes this doctrine; the five elements and burden of proof standard are articulated in Nome 2000 v. Fagerstrom, 799 P.2d 304, 309 (Alaska 1990).
Why do squatters have rights?
Adverse possession has existed in Anglo-American law since at least the Statute of Limitations 1623 and serves three purposes: quieting ancient title disputes, penalizing owners who abandon property, and protecting reliance interests of long-term occupants who treat land as their own. Cornell LII Wex describes color of title as a companion doctrine that further protects claimants who hold a facially valid but legally defective ownership document.
What are the 5 requirements for adverse possession?
The five requirements are: (1) actual possession, (2) continuous possession for the full statutory period, (3) open and notorious possession that puts the owner on constructive notice, (4) exclusive possession not shared with the general public or the true owner, and (5) hostile possession, meaning the claimant acted toward the land as an owner without the true owner's permission. Nome 2000 v. Fagerstrom, 799 P.2d 304, 309 (Alaska 1990) holds that all five must be proven by clear and convincing evidence.
How long does it take to get squatters rights?
The statutory period ranges from 5 years in California (Cal. Civ. Proc. Code § 325), Montana (Mont. Code Ann. § 70-19-411), and Nevada (Nev. Rev. Stat. §§ 11.070, 11.110, 11.150) to 30 years in Louisiana (La. Civ. Code art. 3486) and New Jersey (N.J. Stat. Ann. § 2A:14-30). Florida requires 7 years under Fla. Stat. § 95.18 and New York requires 10 years under N.Y. CPLR § 212(a).
Does Texas have squatters rights?
Yes. Texas recognizes adverse possession under a tiered scheme: 10 years of peaceable possession with cultivation, use, or enjoyment under Tex. Civ. Prac. & Rem. Code § 16.026 (limited to 160 acres without a title instrument), 5 years with a recorded deed plus tax payments under § 16.025, and 3 years under a recorded instrument under § 16.024. Texas Law Help (approved by the Supreme Court of Texas) notes that police may remove a person present less than approximately one week on trespass grounds, but anyone with a residency claim requires a formal Justice Court eviction.
Does Florida have squatters rights?
Yes, Florida recognizes adverse possession under Fla. Stat. §§ 95.16 and 95.18, which require 7 years of actual continued possession plus payment of all outstanding taxes and liens within 1 year of entering possession and filing a uniform return with the county property appraiser within 30 days after that tax payment. However, Florida HB 621 (Ch. 2024-44, effective July 1, 2024) created Fla. Stat. § 82.036, which allows residential owners to request swift sheriff removal of recent unauthorized occupants before any adverse possession clock becomes relevant.
What states have squatters rights?
All 50 states and the District of Columbia recognize adverse possession. Statutory periods and specific requirements vary; for example, California requires 5 years plus tax payment (Cal. Civ. Proc. Code § 325), New York requires 10 years (N.Y. CPLR § 212(a); N.Y. RPAPL §§ 501, 511), and Florida requires 7 years plus tax payment (Fla. Stat. §§ 95.16, 95.18). The full 51-jurisdiction comparison appears in the table above.
Can you call the police to remove a squatter?
Police can remove a recent entrant on criminal trespass grounds in most states, but a person who has been living on the property for an extended period typically requires a formal court eviction or, in Florida, Georgia, Alabama, West Virginia, and Tennessee, the 2024 sheriff-complaint process. California Courts Self-Help Center confirms that self-help removal is prohibited in California and owners must use the unlawful detainer process. Alabama HB 182 (2024 Ala. Acts) and the West Virginia Stop Squatters Act (W. Va. Code §§ 55-3C-1, 55-3C-2) allow law enforcement to arrest and remove squatters directly.
What is the difference between a squatter and a trespasser?
A trespasser is someone present on land without permission and without a claim of ownership; the trespasser acquires no property rights regardless of duration. A squatter also enters without permission but occupies the land in a manner consistent with ownership, which can ripen into an adverse possession claim after the statutory period. Nome 2000 v. Fagerstrom, 799 P.2d 304, 309-310 (Alaska 1990) holds that the hostile element of adverse possession is satisfied when the claimant acts toward the land as an owner, not by the mere fact of unauthorized presence.
What is color of title?
Color of title is a document that appears on its face to convey ownership of real property but is legally defective, such as a forged deed, a deed from a grantor without authority to convey, or an instrument with a fatal technical defect. Cornell LII Wex, 'Color of Title.' Many states reduce the adverse possession statutory period for a claimant who holds color of title; for example, New York allows adverse possession under a written instrument or judgment after 10 years of continued occupation under N.Y. RPAPL § 511.
Updates
Corrected the Alaska row of the 51-jurisdiction comparison table to reflect its 7-year color-of-title adverse possession track (AS 09.45.052(a)) and fixed the table's Alaska source citation, which had pointed to an unrelated condominium statute.
Independently fact-checked against the cited primary sources; governing law re-checked for recent changes
Fixed Florida's 95.18 uniform-return deadline (30 days after paying taxes, not 30 days of entry), Alabama's 6-5-200 conditional 10-year period (color of title or tax listing required), and a wrong Tennessee citation (28-2-101 to 28-2-103) for the plain 7-year track.
Governing law re-checked for recent changes
Corrected the Texas row in the 51-jurisdiction table: the shorter color-of-title track is 3 years under Tex. Civ. Prac. & Rem. Code 16.024 (the table previously listed 5 years and omitted the 3-year track), with the 5-year deed-plus-tax track under 16.024 noted separately.
Aligned the Texas table row's conditions with the 3-year track under Tex. Civ. Prac. & Rem. Code 16.024 and the 5-year deed-and-tax track under 16.025.
Governing law re-checked for recent changes
Reviewed and approved by an editor
State-by-state comparison
Each state guide below is paired with the statute it cites, drawn from our own legal record. 44 of 51 states currently have a matched section.
Derived automatically from the statutes each state guide cites — see each guide for context.
The Law Behind This Article
This article rests on 23 statutory provisions held in our own legal record, each retrieved from the official source. Tap a section to read the operative text.
Code of Alabama 1975, Title 6: Civil Practice.
§ 6-5-200When Title to Land Conferred or Defeated; When Claim May Be Defended or Prosecuted; Construction of Section.In forcecited in 2 of our articles
(a) Adverse possession cannot confer or defeat title to land unless: (1) The party setting it up shall show that a deed or other color of title purporting to convey title to him has been duly recorded in the office of the judge of probate of the county in which the land lies for 10 years before the commencement of the action; (2) He and those through whom he claims shall have annually listed the land for taxation in the proper county for 10 years prior to the commencement of the action if the land is subject to taxation; or (3) He derives title by descent cast or devise from a predecessor in the title who was in possession of the land.
Official text (excerpt) · as of 2026-07-29 · Read the full section at alison.legislature.state.al.us
Cited in 23 court opinionsMost recently applied by a court: 2025
Leading cases: Whittemore v. Varner (Supreme Court of Alabama 1992, 607 So. 2d 142) · Bearden v. Ellison (Supreme Court of Alabama 1990, 560 So. 2d 1042) · Hand v. Stanard (Supreme Court of Alabama 1980, 392 So. 2d 1157)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Alabama Squatters Rights and Adverse Possession Laws (2026)
California Code of Civil Procedure
§ 322In forcecited in 2 of our articles
When it appears that the occupant, or those under whom he claims, entered into the possession of the property under claim of title, exclusive of other right, founding such claim upon a written instrument, as being a conveyance of the property in question, or upon the decree or judgment of a competent Court, and that there has been a continued occupation and possession of the property included in such instrument, decree, or judgment, or of some part of the property, under such claim, for five years, the property so included is deemed to have been held adversely, except that when it consists of a tract divided into lots, the possession of one lot is not deemed a possession of any other lot of the same tract.
Official text (excerpt) · as of 2026-07-28 · Read the full section at leginfo.legislature.ca.gov
Cited in 22 court opinionsMost recently applied by a court: 2015
Leading cases: Thomson v. Dypvik (California Court of Appeal 1985, 174 Cal. App. 3d 329) · Nielsen v. Gibson (California Court of Appeal 2009, 178 Cal. App. 4th 318) · Gerhard v. Stephens (California Supreme Court 1968, 68 Cal. 2d 864)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: California Squatters Rights and Adverse Possession Laws (2026)
§ 325In forcecited in 3 of our articles
(a) For the purpose of constituting an adverse possession by a person claiming title, not founded upon a written instrument, judgment, or decree, land is deemed to have been possessed and occupied in the following cases only: (1) Where it has been protected by a substantial enclosure. (2) Where it has been usually cultivated or improved. (b) In no case shall adverse possession be considered established under the provision of any section of this code, unless it shall be shown that the land has been occupied and claimed for the period of five years continuously, and the party or persons, their predecessors and grantors, have timely paid all state, county, or municipal taxes that have been levied and assessed upon the land for the period of five years during which the land has been occupied and claimed. Payment of those taxes by the party or persons, their predecessors and grantors shall be established by certified records of the county tax collector.
Official text (excerpt) · as of 2026-07-28 · Read the full section at leginfo.legislature.ca.gov
Cited in 72 court opinionsMost recently applied by a court: 2024
Leading cases: Alcaraz v. Vece (California Supreme Court 1997, 14 Cal. 4th 1149) · Hagman v. Meher Mount Corp. (California Court of Appeal 2013, 215 Cal. App. 4th 82) · Abar v. Rogers (California Court of Appeal 1972, 23 Cal. App. 3d 506)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: How to Charge Someone With Trespassing
Florida Statutes
§ 82.036Limited alternative remedy to remove unauthorized persons from residential real property.In forcecited in 3 of our articles
(1) The Legislature finds that the right to exclude others from entering, and the right to direct others to immediately vacate, residential real property are the most important real property rights. The Legislature further finds that existing remedies regarding unauthorized persons who unlawfully remain on residential real property fail to adequately protect the rights of the property owner and fail to adequately discourage theft and vandalism. The intent of this section is to quickly restore possession of residential real property to the lawful owner of the property when the property is being unlawfully occupied and to thereby preserve property rights while limiting the opportunity for criminal activity. (2) A property owner or his or her authorized agent may request from the sheriff of the county in which the property is located the immediate removal of a person or persons unlawfully occupying a residential dwelling pursuant to this section if all of the following conditions are met:(a) The requesting person is the property owner or authorized agent of the property owner. (b) The real property that is being occupied includes a residential dwelling.
Official text (excerpt) · as of 2026-07-28 · Read the full section at leg.state.fl.us
Also relied on in: Florida Squatters Rights and Adverse Possession Laws (2026), New Jersey Squatters Rights and Adverse Possession Laws (2026)
§ 95.18Real property actions; adverse possession without color of title.In forcecited in 3 of our articles
(1) When the possessor has been in actual continued possession of real property for 7 years under a claim of title exclusive of any other right, but not founded on a written instrument, judgment, or decree, or when those under whom the possessor claims meet these criteria, the property actually possessed is held adversely if the person claiming adverse possession:(a) Paid, subject to s. 197.3335, all outstanding taxes and matured installments of special improvement liens levied against the property by the state, county, and municipality within 1 year after entering into possession; (b) Made a return, as required under subsection (3), of the property by proper legal description to the property appraiser of the county where it is located within 30 days after complying with paragraph (a); and (c) Has subsequently paid, subject to s. 197.3335, all taxes and matured installments of special improvement liens levied against the property by the state, county, and municipality for all remaining years necessary to establish a claim of adverse possession.
Official text (excerpt) · as of 2026-07-28 · Read the full section at leg.state.fl.us
Cited in 21 court opinionsMost recently applied by a court: 2018
Leading cases: Herron v. Dastic (District Court of Appeal of Florida 2000, 754 So. 2d 185) · Meyer v. Law (Supreme Court of Florida 1973, 287 So. 2d 37) · Pasekoff v. Kaufman (District Court of Appeal of Florida 1981, 392 So. 2d 971)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Official Code of Georgia Annotated
§ 16-7-21Criminal trespass.In forcecited in 4 of our articles
(a) A person commits the offense of criminal trespass when he or she intentionally damages any property of another without consent of that other person and the damage thereto is $500.00 or less or knowingly and maliciously interferes with the possession or use of the property of another person…
Official text (excerpt) · as of 2021-08-17 · Read the full section at archive.org
Cited in 314 court opinionsMost recently applied by a court: 2026
Leading cases: Williams v. State (Court of Appeals of Georgia 1986, 180 Ga. App. 854) · Waugh v. State (Supreme Court of Georgia 1993, 263 Ga. 692) · Achor Center, Inc. v. Holmes (Court of Appeals of Georgia 1995, 219 Ga. App. 399)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Georgia Laws on Recording Police: Your First Amendment Rights (2026), Georgia Laws on Recording in Public: What Is Legal (2026), Georgia Squatters Rights and Adverse Possession Laws (2026)
Kansas Statutes Annotated, Chapter 60: PROCEDURE, CIVIL
§ 60-503Adverse possession.In forcecited in 3 of our articles
No action shall be maintained against any person for the recovery of real property who has been in open, exclusive and continuous possession of such real property, either under a claim knowingly adverse or under a belief of ownership, for a period of fifteen (15) years. This section shall not apply to any action commenced within one (1) year after the effective date of this act.
Official text (excerpt) · as of 2026-07-29 · Read the full section at ksrevisor.gov
Cited in 54 court opinionsMost recently applied by a court: 2025
Leading cases: Stith v. Williams (Supreme Court of Kansas 1980, 227 Kan. 32) · Armstrong v. Cities Service Gas Co. (Supreme Court of Kansas 1972, 210 Kan. 298) · Chesbro v. Board of County Commissioners (Court of Appeals of Kansas 2008, 39 Kan. App. 2d 954)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Kansas Squatters Rights and Adverse Possession Laws (2026), Kansas Statute of Limitations: Filing Deadlines by Case Type
Minnesota Statutes, Chapter 541: LIMITATION OF TIME, COMMENCING ACTIONS
§ 541.02RECOVERY OF REAL ESTATE, 15 YEARSIn forcecited in 2 of our articles
No action for the recovery of real estate or the possession thereof shall be maintained unless it appears that the plaintiff, the plaintiff's ancestor, predecessor, or grantor was seized or possessed of the premises in question within 15 years before the beginning of the action. Such limitations shall not be a bar to an action for the recovery of real estate assessed as tracts or parcels separate from other real estate, unless it appears that the party claiming title by adverse possession or the party's ancestor, predecessor, or grantor, or all of them together, shall have paid taxes on the real estate in question at least five consecutive years of the time during which the party claims these lands to have been occupied adversely. The provisions of the preceding paragraph shall not apply to actions relating to the boundary line of lands, which boundary lines are established by adverse possession, or to actions concerning lands included between the government or platted line and the line established by such adverse possession, or to lands not assessed for taxation.
Official text (excerpt) · as of 2026-07-29 · Read the full section at revisor.mn.gov
Cited in 47 court opinionsMost recently applied by a court: 2026
Leading cases: Ganje v. Schuler (Court of Appeals of Minnesota 2003, 659 N.W.2d 261) · Grubb v. State (Court of Appeals of Minnesota 1988, 433 N.W.2d 915) · Searles v. Searles (Court of Appeals of Minnesota 1987, 412 N.W.2d 11)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Minnesota Squatters Rights and Adverse Possession Laws (2026)
New Mexico Statutes Annotated 1978, Chapter 37
§ 37-1-22Title in fee simple by adverse possession; action after ten years barred; definition; payment of taxes.In forcecited in 5 of our articles
In all cases where any person or persons, their children, heirs or assigns, shall have had adverse possession continuously and in good faith under color of title for ten years of any lands, tenements or hereditaments and no claim by suit in law or equity effectually prosecuted shall have been set up or made to the said lands, tenements or hereditaments, within the aforesaid time of ten years, then and in that case, the person or persons, their children, heirs or assigns, so holding adverse possession as aforesaid, shall be entitled to keep and hold in possession such quantity of lands as shall be specified and described in some writing purporting to give color of title to such adverse occupant, in preference to all, and against all, and all manner of person or persons whatsoever; and any person or persons, their children or their heirs or assigns, who shall neglect or who have neglected for the said term of ten years, to avail themselves of the benefit of any title, legal or equitable, which he, she or they may have to any lands, tenements or hereditaments, within this state, by suit of law or equity effectually prosecuted against the person or persons so as aforesaid…
Official text (excerpt) · as of 2026-07-30 · Read the full section at nmonesource.com
Cited in 22 court opinionsMost recently applied by a court: 2018
Leading cases: Deaton v. Gutierrez (New Mexico Court of Appeals 2003, 135 N.M. 423) · City of Rio Rancho v. AMREP SOUTHWEST INC. (New Mexico Supreme Court 2011, 150 N.M. 428) · Lopez v. Adams (New Mexico Court of Appeals 1993, 116 N.M. 757)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: New Mexico Squatters Rights and Adverse Possession Laws (2026), New Mexico Statute of Limitations: Filing Deadlines by Case Type
New York Civil Practice Law and Rules
§ 212Actions to be commenced within ten or fifteen yearsIn forcecited in 2 of our articles
Actions to be commenced within ten or fifteen years. (a) Possession necessary to recover real property. An action to recover real property or its possession cannot be commenced unless the plaintiff, or his predecessor in interest, was seized or possessed of the premises within ten years before the commencement of the action. (b) Annulment of letters patent. Where letters patent or a grant of real property, issued or made by the state, are declared void on the ground of fraudulent suggestion or concealment, forfeiture, mistake or ignorance of a material fact, wrongful detaining or defective title, an action to recover the premises may be commenced by the state or by a subsequent patentee or grantee, or his successor in interest, within ten years after the determination is made. (c) To redeem from a mortgage.
Official text (excerpt) · as of 2026-07-29 · Read the full section at legislation.nysenate.gov
Also relied on in: New York Squatters Rights and Adverse Possession Laws (2026)
New York Real Property Actions and Proceedings Law
§ 501Adverse possession; definedIn forcecited in 2 of our articles
Adverse possession; defined. For the purposes of this article: 1. Adverse possessor. A person or entity is an "adverse possessor" of real property when the person or entity occupies real property of another person or entity with or without knowledge of the other's superior ownership rights, in a manner that would give the owner a cause of action for ejectment. 2. Acquisition of title. An adverse possessor gains title to the occupied real property upon the expiration of the statute of limitations for an action to recover real property pursuant to subdivision (a) of section two hundred twelve of the civil practice law and rules, provided that the occupancy, as described in sections five hundred twelve and five hundred twenty-two of this article, has been adverse, under claim of right, open and notorious, continuous, exclusive, and actual. 3. Claim of right. A claim of right means a reasonable basis for the belief that the property belongs to the adverse possessor or property owner, as the case may be.
Official text (excerpt) · as of 2026-07-29 · Read the full section at legislation.nysenate.gov
§ 511Adverse possession under written instrument or judgmentIn forcecited in 2 of our articles
Adverse possession under written instrument or judgment. Where the occupant or those under whom the occupant claims entered into the possession of the premises under claim of right, exclusive of any other right, founding the claim upon a written instrument, as being a conveyance of the premises in question, or upon the decree or judgment of a competent court, and there has been a continued occupation and possession of the premises included in the instrument, decree or judgment, or of some part thereof, for ten years, under the same claim, the premises so included are deemed to have been held adversely; except that when they consist of a tract divided into lots, the possession of one lot is not deemed a possession of any other lot.
Official text (excerpt) · as of 2026-07-29 · Read the full section at legislation.nysenate.gov
§ 521Adverse possession not under written instrument or judgmentIn forcecited in 2 of our articles
Adverse possession not under written instrument or judgment. Where there has been an actual continued occupation of premises under a claim of right, exclusive of any other right, but not founded upon a written instrument or a judgment or decree, the premises so actually occupied, and no others, are deemed to have been held adversely.
Official text (excerpt) · as of 2026-07-29 · Read the full section at legislation.nysenate.gov
Tennessee Code Annotated
§ 28-2-103Seven-year period runs from time right accrued — Extent of possession.In forcecited in 2 of our articles
(a) No person or anyone claiming under such person shall have any action, either at law or in equity, for the recovery of any lands, tenements or hereditaments, but within seven (7) years after the right of action accrued. (b) No possession of lands, tenements or hereditaments shall be deemed to…
Official text (excerpt) · as of 2021-05-21 · Read the full section at archive.org
Cited in 39 court opinionsMost recently applied by a court: 2025
Leading cases: Hightower v. Pendergrass (Tennessee Supreme Court 1983, 662 S.W.2d 932) · Cross v. McCurry (Court of Appeals of Tennessee 1993, 859 S.W.2d 349) · Shearer v. Vandergriff (Tennessee Supreme Court 1983, 661 S.W.2d 680)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Tennessee Squatters Rights and Adverse Possession Laws (2026)
Texas Civil Practice and Remedies Code
§ 16.024ADVERSE POSSESSION: THREE-YEAR LIMITATIONS PERIODIn forcecited in 2 of our articles
A person must bring suit to recover real property held by another in peaceable and adverse possession under title or color of title not later than three years after the day the cause of action accrues.
Official text (excerpt) · as of 2026-07-28 · Read the full section at statutes.capitol.texas.gov
Cited in 33 court opinionsMost recently applied by a court: 2026
Leading cases: Mid Pac Portfolio, LLC v. Paula Welch, Clyde Alan Ashworth and Wells Fargo Bank, Minnesota, NA Formerly Known as Norwest Bank, Minnesota, NA, as Trustee for Salomon Brothers Mortgage Securities VII, Inc. Floating Rate Mortgage Pass Through Certificates Series 1999-LBI (Texas Court of Appeals, 1st District (Houston) 2015) · Aransas County Navigation District No. 1 v. John William Johnson (Texas Court of Appeals, 13th District 2008) · BP America Production Co. v. Marshall (Texas Supreme Court 2011, 54 Tex. Sup. Ct. J. 978)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Texas Squatters Rights and Adverse Possession Laws (2026)
§ 16.025ADVERSE POSSESSION: FIVE-YEAR LIMITATIONS PERIODIn forcecited in 2 of our articles
(a) A person must bring suit not later than five years after the day the cause of action accrues to recover real property held in peaceable and adverse possession by another who: (1) cultivates, uses, or enjoys the property; (2) pays applicable taxes on the property; and (3) claims the property under a duly registered deed. (b) This section does not apply to a claim based on a quitclaim deed, a forged deed, or a deed executed under a forged power of attorney.
Official text (excerpt) · as of 2026-07-28 · Read the full section at statutes.capitol.texas.gov
Cited in 49 court opinionsMost recently applied by a court: 2025
Leading cases: Mid Pac Portfolio, LLC v. Paula Welch, Clyde Alan Ashworth and Wells Fargo Bank, Minnesota, NA Formerly Known as Norwest Bank, Minnesota, NA, as Trustee for Salomon Brothers Mortgage Securities VII, Inc. Floating Rate Mortgage Pass Through Certificates Series 1999-LBI (Texas Court of Appeals, 1st District (Houston) 2015) · Juana Mendez Valdez, Et Vir Juan Valdez v. Melody Mueller Moerbe (Texas Court of Appeals, 3rd District (Austin) 2015) · NJ Williams Family Partnership, Ltd. v. James Buchanan Winn, III (Texas Court of Appeals, 3rd District (Austin) 2010)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 16.026ADVERSE POSSESSION: 10-YEAR LIMITATIONS PERIODIn forcecited in 2 of our articles
(a) A person must bring suit not later than 10 years after the day the cause of action accrues to recover real property held in peaceable and adverse possession by another who cultivates, uses, or enjoys the property. (b) Without a title instrument, peaceable and adverse possession is limited in this section to 160 acres, including improvements, unless the number of acres actually enclosed exceeds 160. If the number of enclosed acres exceeds 160 acres, peaceable and adverse possession extends to the real property actually enclosed. (c) Peaceable possession of real property held under a duly registered deed or other memorandum of title that fixes the boundaries of the possessor's claim extends to the boundaries specified in the instrument.
Official text (excerpt) · as of 2026-07-28 · Read the full section at statutes.capitol.texas.gov
Cited in 86 court opinionsMost recently applied by a court: 2026
Leading cases: Cahill v. Lyda (Court of Appeals of Texas 1991, 814 S.W.2d 390) · James Daniel Roberts and Sheryl A. Gross v. Linda Ratliff, Robert Ratliff, and Leonard Ratliff (Texas Court of Appeals, 2nd District (Fort Worth) 2018) · Anna Maria Salinas Saenz v. Thorp Petroleum Corp. (Texas Court of Appeals, 4th District (San Antonio) 2015)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Code of Virginia, Title 8.01: Civil Remedies and Procedure
§ 8.01-236Limitation of entry on or action for landIn forcecited in 2 of our articles
No person shall make an entry on, or bring an action to recover, any land unless within fifteen years next after the time at which the right to make such entry or bring such action shall have first accrued to such person or to some other person through whom he claims; provided that an action for unlawful entry or detainer under § 8.01-124 shall be brought within three years after such entry or detainer.
Official text (excerpt) · as of 2026-07-29 · Read the full section at law.lis.virginia.gov
Cited in 10 court opinionsMost recently applied by a court: 2007
Leading cases: Hunt v. Section 1, Oyster Bay Community Ass'n (Virginia Circuit Court 2003, 61 Va. Cir. 103) · Willner v. Frey (District Court, E.D. Virginia 2006, 421 F. Supp. 2d 913) · United States v. Tobias (Court of Appeals for the Fourth Circuit 1990, 899 F.2d 1375)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Virginia Squatters Rights and Adverse Possession Laws (2026)
Revised Code of Washington
§ 4.16.020Actions to be commenced within ten years—Exception.In forcecited in 3 of our articles
The period prescribed for the commencement of actions shall be as follows: Within ten years: (1) For actions for the recovery of real property, or for the recovery of the possession thereof; and no action shall be maintained for such recovery 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. (2) For an action upon a judgment or decree of any court of the United States, or of any state or territory within the United States, or of any territory or possession of the United States outside the boundaries thereof, or of any extraterritorial court of the United States, unless the period is extended under RCW 6.17.020 or a similar provision in another jurisdiction. (3) Of the eighteenth birthday of the youngest child named in the order for whom support is ordered for an action to collect past due child support that has accrued under an order entered after July 23, 1989, by any of the above-named courts or that has accrued under an administrative order as defined in RCW 74.20A.020(6), which is issued after July 23, 1989.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 142 court opinionsMost recently applied by a court: 2026
Leading cases: Highline School District No. 401 v. Port of Seattle (Washington Supreme Court 1976, 87 Wash. 2d 6) · Roy v. Cunningham (Court of Appeals of Washington 1986, 46 Wash. App. 409) · Nickell v. SOUTHVIEW HOMEOWNERS ASS'N (Court of Appeals of Washington 2012, 167 Wash. App. 42)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Washington Squatters Rights and Adverse Possession Laws (2026), Washington Statute of Limitations: Filing Deadlines by Case Type
§ 7.28.070Adverse possession under claim and color of title—Payment of taxes.In forcecited in 2 of our articles
Every person in actual, open and notorious possession of lands or tenements under claim and color of title, made in good faith, and who shall for seven successive years continue in possession, and shall also during said time pay all taxes legally assessed on such lands or tenements, shall be held and adjudged to be the legal owner of said lands or tenements, to the extent and according to the purport of his or her paper title. All persons holding under such possession, by purchase, devise or descent, before said seven years shall have expired, and who shall continue such possession and continue to pay the taxes as aforesaid, so as to complete the possession and payment of taxes for the term aforesaid, shall be entitled to the benefit of this section.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 42 court opinionsMost recently applied by a court: 2024
Leading cases: Harris v. Urell (Court of Appeals of Washington 2006, 133 Wash. App. 130) · Peeples v. Port of Bellingham (Washington Supreme Court 1980, 93 Wash. 2d 766) · McCoy v. Lowrie (Washington Supreme Court 1953, 42 Wash. 2d 24)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Wisconsin Statutes, Chapter 893: Limitations Of Commencement Of Actions And Proceedings; Procedure For Claims Against Governmental Units
§ 893.27Adverse possession; founded on recorded title claim and payment of taxes.In forcecited in 2 of our articles
(1) An action for the recovery or the possession of real estate and a defense or counterclaim based upon title to real estate are barred by uninterrupted adverse possession of 7 years, except as provided by s. 893.14 or 893.29. A person who in connection with his or her predecessors in interest is in uninterrupted adverse possession of real estate for 7 years, except as provided by s. 893.29, may commence an action to establish title under ch. 841. (2) Real estate is possessed adversely under this section as provided by s. 893.26 (2) to (5) and only if: (a) Any conveyance of the interest evidenced by the written instrument or judgment under which the original entry was made is recorded with the register of deeds of the county in which the real estate lies within 30 days after execution; and (b) The person possessing it or his or her predecessor in interest pays all real estate taxes, or other taxes levied, or payments required, in lieu of real estate taxes for the 7-year period after the original entry. Judicial Council Committee’s Note, 1979: This section is new.
Official text (excerpt) · as of 2026-07-29 · Read the full section at docs.legis.wisconsin.gov
Also relied on in: Wisconsin Squatters Rights and Adverse Possession Laws (2026)
West Virginia Code
§ 55-2-1Entry upon or recovery of lands.In forcecited in 5 of our articles
No person shall make an entry on, or bring an action to recover, any land, but within ten years next after the time at which the right to make such entry or to bring such action shall have first accrued to himself or to some person through whom he claims.
Official text (excerpt) · as of 2026-07-30 · Read the full section at code.wvlegislature.gov
Cited in 1 court opinionsMost recently applied by a court: 1975
Leading cases: Payne v. Weirton Steel Company (District Court, N.D. West Virginia 1975, 397 F. Supp. 192)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: West Virginia Squatters Rights and Adverse Possession Laws (2026), West Virginia Statute of Limitations: Filing Deadlines by Case Type
§ 55-3C-2Squatters defined: squatters not tenants; squatting constitutes criminal trespass; petition and eviction not appropriate remedies for squatters; remedy is arrest for trespass.In forcecited in 3 of our articles
(a) “Squatter” means a person unlawfully occupying a dwelling unit or other structure who is not entitled under a rental or lease agreement or who is not authorized by the tenant or owner to occupy that dwelling unit or structure. “Squatter” does not include a tenant who holds over in a periodic tenancy as described in §37-6-5 of this code, or an owner. (b) “Squatting” means the act of being a squatter. Squatting is synonymous with trespass, and is a criminal act under §61-3B-2 or §61-3B-3 of this Code. (c) Squatters are not considered tenants for purposes of this code and are not entitled to eviction proceedings afforded to lawful tenants. A Court of this state shall not require the use of eviction, or a similar procedure such as those found under §55-3A-1, et seq. or §55-3B-1, et seq. of this Code, by an owner in any instance involving the removal of a squatter from possession of a property.
Official text (excerpt) · as of 2026-07-30 · Read the full section at code.wvlegislature.gov
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Sources and References
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- Cal. Civ. Proc. Code § 325(leginfo.legislature.ca.gov).gov
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- N.Y. RPAPL § 501(nysenate.gov).gov
- N.Y. RPAPL § 511(nysenate.gov).gov
- N.Y. CPLR § 212(a)(nysenate.gov).gov
- N.Y. RPAPL § 521(nysenate.gov).gov
- Fla. Stat. § 95.18 (2024)(flsenate.gov).gov
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- Mont. Code Ann. § 70-19-411(leg.mt.gov).gov
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- Tex. Civ. Prac. & Rem. Code § 16.025(statutes.capitol.texas.gov).gov
- Tex. Civ. Prac. & Rem. Code § 16.024(statutes.capitol.texas.gov).gov
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