South Carolina
South Carolina Squatters Rights and 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. How we verify our legal content
South Carolina sets a 10-year clock on adverse possession claims, and property owners who act promptly can remove unauthorized occupants through a straightforward magistrate ejectment process before that clock ever runs out.
Information last verified on May 27, 2026. This article provides general legal information, not legal advice.
Jurisdiction scope: This article covers South Carolina state law only. For a nationwide overview, see the national squatters rights guide.
Adverse Possession in South Carolina: Period and Elements
The 10-Year Statutory Period
South Carolina's adverse possession framework is codified at through 15-67-260. Section 15-67-210 establishes the foundational presumption: a person holding legal title is deemed to have been in possession within the statutory period, and any occupation by another person is presumed subordinate to that title unless the occupant can show continuous adverse possession for 10 years before the action is brought.
That 10-year period is uniform. Unlike several other states, South Carolina does not offer a shorter limitations window for claimants who hold color of title. Both of the primary statutory tracks run on the same 10-year clock.
Possession With a Written Instrument (§ 15-67-220)
When a claimant enters property under a claim of title that is founded on a written instrument, such as a deed that is defective or covers the wrong parcel, the claim falls under § 15-67-220. Possession is deemed adverse under this track when there has been continued occupation and possession, for 10 years, of the premises (or part of the premises) described in the written instrument, decree, or judgment under that claim of title. When the described premises consist of a tract divided into lots, possession of one lot is not deemed possession of any other lot in the same tract.
The written-instrument track is broader in scope. A claimant can point to the full footprint described in the instrument, not just the ground they physically touched.
Possession Without a Written Instrument (§ 15-67-240)
When no written instrument supports the claim, § 15-67-240 restricts the adverse possession claim to the premises the claimant actually occupied and no others. Section 15-67-250 adds a stricter proof standard: the claimant must show both substantial enclosure and usual cultivation or improvement. Vague or sporadic use does not satisfy this test.
This distinction is important in squatter cases. A squatter who moves into a vacant home with no deed, no lease, and no written claim is on the harder track. The claimant must demonstrate 10 uninterrupted years of actual, open, exclusive, hostile, and notorious use confined to the space physically occupied.
The OCEAN Elements Under South Carolina Law
South Carolina courts require a claimant to prove all five classic adverse possession elements throughout the full 10-year period:
Open and Notorious. The occupation must be visible and obvious to the true owner. Hiding inside a property during the day or avoiding detection defeats this element.
Continuous. Possession cannot be seasonal or intermittent in a way that breaks the chain. A claimant may tack the periods of successive adverse possessors, but only if privity exists between them.
Exclusive. The claimant must hold the property without sharing control with the owner or the general public.
Actual. Physical occupation is required. Simply claiming or asserting an intent to possess is not enough.
Hostile. Possession must be without the owner's permission. If the owner consents to the occupancy at any point, hostility ends and the clock resets.
No Tax-Payment Requirement
South Carolina statutes contain no provision requiring an adverse possessor to pay property taxes as a condition of the claim. Paying taxes may serve as evidence of open and notorious use, but failure to pay taxes does not defeat an otherwise valid adverse possession claim.
How to Remove a Squatter in South Carolina
Why the Landlord-Tenant Act Does Not Apply
South Carolina's Residential Landlord-Tenant Act, et seq., applies only where a rental agreement exists. A squatter who enters without any agreement is not a "tenant" as defined in § 27-40-210(15). Attempting to use the Chapter 27-40 summary ejectment process against a squatter with no tenancy history is legally incorrect and may create complications. The right vehicle is the Chapter 27-37 ejectment procedure.
Step 1: Do Not Use Self-Help Eviction
South Carolina law prohibits self-help removal. A property owner may not change locks, remove personal property, shut off utilities, or physically remove a squatter without a court order. Doing so exposes the owner to civil liability and potential criminal charges.
Step 2: File for Ejectment Before a Magistrate (S.C. Code Ann. § 27-37-10)
The owner files a complaint for ejectment at the magistrate court in the county where the property is located. The magistrate then issues a written rule requiring the occupant to vacate the premises or to show cause within 10 days why ejectment should not occur.
Step 3: Service of the Rule
The rule is served on the squatter using standard summons procedures. If the premises appear abandoned (vacant for 15 or more days), service may be made by posting the rule on the property. If two service attempts at different times at least 48 hours apart fail, the rule may be posted on the property and a copy mailed to the squatter, with the clerk filing a verification.
Step 4: The Show-Cause Hearing
If the squatter appears and contests the ejectment, either party may demand a jury trial. The magistrate hears the matter as a standard civil proceeding. The squatter may raise any legal defense, including an adverse possession claim if the 10-year period has run.
If the squatter fails to appear within 10 days, the magistrate issues a warrant of ejectment by default.
Step 5: Warrant of Ejectment and Physical Removal
A constable or deputy sheriff presents the warrant to the squatter and allows 24 hours for voluntary vacation. If the squatter does not leave, the officer may use the least destructive means necessary to complete the removal.
No Expedited Squatter-Removal Law as of May 27, 2026
Several states enacted standalone expedited squatter-removal statutes in 2024 and 2025. As of May 27, 2026, South Carolina has not passed a comparable standalone law. The existing Chapter 27-37 magistrate ejectment framework remains the prescribed removal process. Property owners should monitor the South Carolina General Assembly for any updates, as the legislative landscape on this issue continues to evolve nationally.
Practical Advice for Property Owners
Owners who discover a squatter should document the unauthorized occupation with dated photographs and written records, then consult a South Carolina real estate attorney before filing. Courts take adverse possession claims seriously when the 10-year window is close. Early legal action is the most reliable way to prevent a squatter from building a record of continuous possession.
Legal Disclaimer: This article provides general legal information about South Carolina squatters rights and adverse possession laws. It is not legal advice and does not create an attorney-client relationship. Property owners facing squatter situations and individuals seeking to assert adverse possession claims should consult a licensed South Carolina real estate attorney for guidance specific to their circumstances.
national squatters rights guide
Last updated: May 27, 2026.
Statutes cited reflect their in-force version as of May 27, 2026.
More South Carolina Laws
Frequently Asked Questions
How long does a squatter have to stay in South Carolina before claiming ownership?
A squatter must maintain open, continuous, exclusive, hostile, and actual possession for 10 years before filing an adverse possession claim under S.C. Code Ann. §§ 15-67-210 to 15-67-260. South Carolina has no shorter period for any category of claimant.
Does a squatter need to pay property taxes to claim adverse possession in South Carolina?
No. South Carolina does not require tax payments as an element of adverse possession. Paying taxes may support an open-and-notorious argument, but it is not a statutory requirement.
Can a property owner in South Carolina change the locks to remove a squatter?
No. Self-help eviction is prohibited. The owner must file for ejectment before a magistrate under S.C. Code Ann. § 27-37-10 and obtain a warrant before physically removing a squatter.
How long does the South Carolina squatter ejectment process take?
After the magistrate issues the rule, the squatter has 10 days to respond. If the squatter does not appear, the magistrate issues a default warrant. If the squatter contests the case, a hearing or jury trial is scheduled, which can add weeks or months to the timeline. Uncontested cases can be resolved relatively quickly.
What is the difference between § 15-67-220 and § 15-67-240 in South Carolina?
Section 15-67-220 covers adverse possession claims backed by a written instrument such as a defective deed. The claimant can assert the full footprint described in the document. Section 15-67-240 covers claims with no written instrument. The claimant is limited to the ground actually occupied and must show both substantial enclosure and usual cultivation or improvement.
Does the South Carolina Residential Landlord-Tenant Act apply to squatters?
No. The Residential Landlord-Tenant Act at S.C. Code Ann. § 27-40-210 et seq. applies only where a rental agreement exists. Squatters without any tenancy relationship fall outside its scope. The correct removal process is Chapter 27-37 ejectment.
Has South Carolina passed any new law to speed up squatter removal in 2024 or 2025?
As of May 27, 2026, South Carolina has not enacted a standalone expedited squatter-removal statute. Removal proceeds through the existing magistrate ejectment process under S.C. Code Ann. § 27-37-10 et seq.
Updates
Independently fact-checked against the cited primary sources; governing law re-checked for recent changes
Corrected the description of S.C. Code Ann. § 15-67-220's written-instrument adverse possession track: it requires 10 years of continued occupation and possession of the premises described in the instrument, not the four-part cultivation/enclosure/fuel-use/partial-improvement test (which belongs to an uncited section).
Governing law re-checked for recent changes
Reviewed and approved by an editor
The Law Behind This Article
This article rests on 6 statutory provisions held in our own legal record, each retrieved from the official source. Tap a section to read the operative text.
South Carolina Code of Laws, Title 15: CIVIL REMEDIES AND PROCEDURES
§ 15-67-210Presumption of possession; when occupation deemed under legal titleIn force
In every action for the recovery of real property or the possession thereof the person establishing a legal title to the premises shall be presumed to have been possessed thereof within the time required by law. The occupation of such premises by any other person shall be deemed to have been under and in subordination to the legal title unless it appear that such premises have been held and possessed adversely to such legal title for ten years before the commencement of such action.
Official text (excerpt) · as of 2026-07-29 · Read the full section at scstatehouse.gov
Cited in 20 court opinionsMost recently applied by a court: 2023
Leading cases: Hoogenboom v. City of Beaufort (Court of Appeals of South Carolina 1993, 315 S.C. 306) · Getsinger v. Midlands Orthopaedic Profit Sharing Plan (Court of Appeals of South Carolina 1997, 327 S.C. 424) · Miller v. Leaird (Supreme Court of South Carolina 1992, 307 S.C. 56)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 15-67-220Effect of occupation under written instrument or court decree or judgmentIn force
Whenever it shall appear (a)that the occupant or those under whom he claims entered into the possession of premises under claim of title, exclusive of any other right, founding such 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 (b) that there has been a continued occupation and possession of the premises, or of some part of such premises, included in such instrument, decree or judgment under such claim for ten years, the premises so included shall be deemed to have been held adversely, except that when the premises so included consist of a tract divided into lots, the possession of one lot shall not be deemed a possession of any other lot of the same tract.
Official text (excerpt) · as of 2026-07-29 · Read the full section at scstatehouse.gov
Cited in 3 court opinionsMost recently applied by a court: 2006
Leading cases: Getsinger v. Midlands Orthopaedic Profit Sharing Plan (Court of Appeals of South Carolina 1997, 327 S.C. 424) · Miller v. Leaird (Supreme Court of South Carolina 1992, 307 S.C. 56) · McKee v. Brown (Court of Appeals of South Carolina 2006)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 15-67-240Premises held adversely but not under written instrument or court judgment or decreeIn force
When it shall appear that there has been an actual continued occupation of premises under a claim of title, exclusive of any other right but not founded upon a written instrument or a judgment or decree, the premises so actually occupied, and no other, shall be deemed to have been held adversely.
Official text (excerpt) · as of 2026-07-29 · Read the full section at scstatehouse.gov
§ 15-67-250What constitutes adverse possession under claim of title not under written instrument or court judgment or decreeIn force
For the purpose of constituting an adverse possession by a person claiming title not founded upon a written instrument or a judgment or decree, land shall be deemed to have been possessed in the following cases only: (1) When it has been protected by a substantial enclosure; and (2) When it has been usually cultivated or improved.
Official text (excerpt) · as of 2026-07-29 · Read the full section at scstatehouse.gov
South Carolina Code of Laws, Title 27: PROPERTY AND CONVEYANCES
§ 27-37-10Grounds for ejectment of tenantIn forcecited in 2 of our articles
(A) The tenant may be ejected upon application of the landlord or his agent when (1) the tenant fails or refuses to pay the rent when due or when demanded, (2) the term of tenancy or occupancy has ended, or (3) the terms or conditions of the lease have been violated. (B) For residential rental agreements, nonpayment of rent within five days of the date due constitutes legal notice to the tenant that the landlord has the right to begin ejectment proceedings under this chapter if a written rental agreement specifies in bold conspicuous type that nonpayment of rent constitutes such notice. This requirement is satisfied if the written rental agreement contains the notice specified in Section 27-40-710(B).
Official text (excerpt) · as of 2026-07-29 · Read the full section at scstatehouse.gov
Cited in 3 court opinionsMost recently applied by a court: 2025
Leading cases: Kiriakides v. United Artists Communications, Inc. (Supreme Court of South Carolina 1994, 312 S.C. 271) · Family Dollar Stores v. 1260 E Butler Road Self Storage, LLC (Court of Appeals of South Carolina 2025) · Demetric Hayes v. Jim Stroud (Court of Appeals of South Carolina 2022)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: South Carolina's New Squatter Law Creates a Fast Ex Parte Removal Process (H.3387)
§ 27-40-210General definitionsIn force
Subject to additional definitions contained in subsequent articles of this chapter which apply to specific articles or parts of this chapter, and unless the context otherwise requires, in this chapter: (1) "action" includes recoupment, counterclaim, set-off, suit in equity, and any other proceeding in which rights are determined, including an action for possession; (2) "building and housing codes" include any law, ordinance, or governmental regulation concerning fitness for habitation, or the construction, maintenance, operation, occupancy, use, or appearance of any premise, or dwelling unit; (3) "dwelling unit" means a structure or the part of a structure that is used as a home, residence, or sleeping place by one person who maintains a household or by two or more persons who maintain a common household and includes landlord-owned mobile homes. Property that is leased for the exclusive purpose of being renovated by the lessee is not considered a dwelling unit within the meaning of this chapter; (4) "fair-market rental value" means the actual periodic rental payment for comparable rental property to which a willing landlord and a willing tenant would agree.
Official text (excerpt) · as of 2026-07-29 · Read the full section at scstatehouse.gov
Cited in 2 court opinionsMost recently applied by a court: 2025
Leading cases: Rufus Rivers v. James Smith, Jr. (Supreme Court of South Carolina 2025) · Wood v. Goddard (Court of Appeals of South Carolina 2009)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
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Sources and References
- S.C. Code Ann. § 15-67-210, Presumption of possession by holder of legal title(scstatehouse.gov)
- S.C. Code Ann. § 15-67-220, Adverse possession under written instrument or court decree(scstatehouse.gov)
- S.C. Code Ann. § 15-67-240, Adverse possession not under written instrument(scstatehouse.gov)
- S.C. Code Ann. § 15-67-250, What constitutes adverse possession without written instrument(scstatehouse.gov)
- S.C. Code Ann. § 27-37-10 et seq., Ejectment of tenants and intruders(scstatehouse.gov)
- S.C. Code Ann. § 27-40-210, Residential Landlord and Tenant Act, definitions(scstatehouse.gov)