By Byron Brown

A Landlord’s Guide To Squatters Rights

Almost everyone—whether in real estate or not—has heard the term “squatter’s rights.” It’s a term every landlord and property manager should know, but it’s often poorly understood.  

So, what really are squatter’s rights? Who gets them, and what does this mean for landlords? 

In this article, we cover everything you need to know about squatters and squatter’s rights as a property owner—from what a squatter is to how quiet title actions work during property disputes to how to lawfully remove squatters from your property. 

Who Are Squatters? Squatter Definition 

Squatters are people who move into a vacant property without being a tenant or getting permission from the true owner. They have no legal right or claim to the property when they move in and may even do so without your knowledge. Their occupation is against the law…until it isn’t. 

What Are Squatters Rights? 

So now that you know what a squatter is, what are squatters rights? 

The term “squatters rights” is not a specific set of rules or laws. Instead, “squatter’s rights” (known in the legal world as adverse possession) refers to the general principles under which squatters can sometimes have a valid legal claim to the property they’re occupying.  

There are five of these principles, which are listed below: 

1. Hostile/Adverse—The squatter or adverse possessor must not have a lease with the owner of the property. 
2. Actual—The squatter must be actively living on the property. 
3. Open and notorious—The squatter is open and obvious about living in the property and isn’t trying to hide their presence.  
4. Exclusive—The squatter prevents other people from living in the property, just like an owner would.  
5. Continuous—The squatter must hold continuous and uninterrupted possession of the property for a certain number of years, which varies by state. In most states, squatters must live on the property continuously for around ten to 30 years.   

In general, squatters need to meet all the above criteria for the entire length of time that is specified by their state’s laws on adverse possession before making a claim to legal title. Some states (such as Florida) also require squatters to pay property taxes during the time they continuously occupy the property to make a claim to valid title, as property owners would. See the chart below to learn about the occupation and property tax requirements to claim squatter’s rights in your state. 

Squatter’s Rights by State 

Below, you’ll find a chart with each state’s minimum occupation length for squatter’s rights, additional requirements, and legal citations.

Note that although ‘minimum occupation length’ indicates the length of time a squatter must continuously, notoriously, etc. occupy the property by law in order to file an adverse possession claim, some states provide provisions for shorter occupation periods if a squatter does certain other things. For example, paying property taxes may be required by your state for adverse possession, but it some states, doing so shortens the length of occupation required. Similar provisions apply in some states for having color of title or cultivating the land.

Be sure you understand your state’s specific laws before taking any action against a squatter, and consult with a real estate attorney with questions about a specific squatter situation. Additionally, remember that individual cities and localities may have stricter laws that also apply (New York City being the most notorious example). 

State	Minimum Occupation Length	Property taxes required?	Citation
Alabama	20 years	Optional; 10 years occupation + taxes sufficient	Ala. Code § 6-5-200
Alaska	7-10 years	No	AS § 09-45-052
Arizona	2-10 years	Optional; 5 years occupation + taxes sufficient	ARS § 12-522 – 12-526
Arkansas	7 years	Yes	ACA § 18-11-106
California	5 years	Yes	CCP § 318, 325
Colorado	18 years	Optional; 7 years occupation + taxes sufficient	CRS § 38-41-101, 38-41-108
Connecticut	15 years	No	CS § 52-575
Delaware	20 years	No	Del. Laws 10 § 7901
Florida	7 years	Yes	Fla. Stat. § 95.18
Georgia	20 years, or 7 with color of title	No	OCGA § 44-5-163 and 44-5-164
Hawaii	20 years	No	HRS § 657-31.5
Idaho	20 years	No	Idaho Code § 5-203
Illinois	20 years	Optional; 7 years color of title + taxes sufficient	735 ILCS § 5/13-101, 5/13-105
Indiana	10 years	Yes	IC § 32-21-7-1, 34-11-2-11
Iowa	5 years	Optional; 1 year occupation + taxes sufficient	IA Code § 560
Kansas	15 years	No	KS § 60-503
Kentucky	15 years	No	KRS § 413.010
Louisiana	30 years, or 10 with color of title	No	LA Civ. Code § 742
Maine	20 years	No	MRSA 14 § 801
Maryland	20 years	No	MD Code, Cts. & Jud. Proc. § 5-103, 201
Massachusetts	20 years	No	MGL 260 § 21
Michigan	15 years	Optional; 10 years occupation, color of title, + taxes sufficient	MCL § 600.5801
Minnesota	15 years	Yes, at least 5 years	MN Stat. § 541.02
Mississippi	10 years	Yes, at least 2 years	Miss. Code § 15-1-13, 15-1-15
Missouri	10 years	No	MRS § 516.010
Montana	5 years	Yes	MRC § 70-19-401, § 70-19-411
Nebraska	10 years	No	Neb. Stat. § 25-202
Nevada	5 years	No	NRS § 11.070, 11.150
New Hampshire	20 years	No	NHRS § 508:2(I)
New Jersey	30 years (60 for woodland areas) plus color of title	Yes, at least 5 years	NJRS § 2A:14-30 to 2A:14-32
New Mexico	10 years plus color of title	Yes	NMSA § 37-1-22
New York	10 years	No	NY RPA Code § 511
North Carolina	20 years, or 7 years with color of title	No	NCGS § 1-38, 1-39
North Dakota	20 years	Optional; 10 years occupation, color of title, + taxes sufficient	NDC § 28-01-04; 47-06-03
Ohio	21 years	No	ORC § 2305.04
Oklahoma	15 years, plus color of title	Yes, at least 5 years	OS § 12-93, 94
Oregon	10 years	No	ORS § 105.620
Pennsylvania	21 years	No	42 PS § 5530
Rhode Island	10 years	No	RI Gen. Laws § 34-7-1
South Carolina	10 years, plus color of title	No	SC Stat. § 15-67-210
South Dakota	20 years	Optional; 10 years occupation, color of title, + taxes sufficient	SDC § 15-3-1, 15-3-16
Tennessee	20 years, or 7 years with color of title	Yes, unless squatter has color of title	TN Code § 28-2-109, 28-2-101
Texas	3 years with color of title; 5 years if squatter cultivates, has color of title, and pays taxes; or 10 years if improves the land	Optional; 5 years if squatter also cultivates and has color of title	Tex. Prop. Code § 16.024-16.026
Utah	7 years, plus color of title	Yes	US § 78B-2-214
Vermont	15 years	No	12 VSA § 501
Virginia	15 years, plus color of title	No	VA Code § 8.01-236
Washington	10 years	Optional; 7 years with color of title + taxes sufficient	RCW § 7.28.085, 7.28.050, 7.28.70
West Virginia	10 years	No	WV Code § 55-2-1
Wisconsin	20 years, or 10 with color of title	Optional; 7 years occupation, color of title, + taxes sufficient	WI Stat. § 893.25, 893.27
Wyoming	10 years	No	WS § 1-3-103
D.C.	15 years	Yes	D.C. Code § 16-1113

Why Do Squatters Have Rights? 

At this point, you may be wondering, “Why do squatters have rights at all?” It’s your property—you (or your family member or ancestor) bought it, after all. Why would anyone else have a claim to it? 

To answer this question, we have to endure a short history lesson. The legal concept of squatting dates all the way back to medieval England but became particularly important in the early 1700s. During this time, commoners would farm jointly on common land, which became sparse when wealthy landlords purchased large tracts. Some of that land sat unused, and some of it became difficult to track due to lost titles and deeds.  

Squatter’s rights came about to encourage landowners to actually use their land instead of letting it go to waste. If an individual built a home and occupied a tract of unused land for a long enough period without the owner taking legal action against them, the individual would be allowed to stay. The United States adopted this principle as part of the Homestead Act of 1862, which provided legal protections to pioneers who moved onto vacant land, built homes, and planted crops. 

Today’s laws have preserved this albeit slightly antiquated idea of squatter’s rights. However, the existence and legal proceeding of squatter’s rights today does still have some purpose. For instance, squatter’s rights encourage and incentivize landlords to look after and use their properties/land. They also prevent confusing scenarios in which an individual living in a home they thought they owned is asked to move when the “real” owner’s descendants discover a long-lost deed.  

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How Does a Squatter Claim Adverse Possession, Get Color of Title, and Obtain the Title? 

It’s very rare for a squatter to truly meet all the above criteria for a legally valid claim. But what happens when they do?  

Imagine this scenario: You inherited a house from your relative in Michigan a long time ago. Instead of renting it out or selling it, you let it sit and don’t regularly check on it. Many years later, you finally visit the house only to find out that a squatter has been living there.  

Michigan law requires squatters to live in a property for at least 15 consecutive years to claim squatter’s rights. If your squatter meets this requirement and the four others, they may have what’s called “color of title” – an apparent title or claim to the house even without a valid deed. They can go to a local court and file an action for adverse possession. In adverse possession cases where the squatter is really serious, they may bring some additional evidence to support their claim for possession, including: 

• Property tax receipts for the real property, if they’ve paid them 
• Mail addressed to them at the property 
• Evidence that they’ve beautified the premises, such as planting flowers or landscaping 

You, the owner, need to provide evidence that clearly disputes the squatter’s or proves your ownership and use of the premises. If the squatter brings an action to quiet title (a motion to decide the legal ownership of the house), you may be required to bring this evidence to a trial and present it in front of a judge. A squatter who moves to file a quiet title action must be confident that they have enough evidence to establish property ownership and prove that they fulfill the role of the rightful owner, possibly with the help of a real estate attorney.

Only after occupying the house for 15 years, meticulously collecting evidence, attending a hearing, and receiving a judgment for adverse possession from the court, can a squatter officially and fully claim ownership of your property and receive a clear title. 

How Do You Get Rid of Squatters? 

Squatters are concerning for many reasons. They can drive away other tenants, damage your property, or wreak other types of havoc. Plus, as long as a squatter is living in your property, you’re losing money on the rent they should be paying. 

So, how do you get rid of them? Let’s return to the squatter at your house from the previous section. In almost every state, removing a squatter requires going through the full, formal eviction process in that state. In practice, this means: 

1. Calling local law enforcement to verify that the person is indeed a squatter, and not merely a trespasser (who can be removed by police officers and tried criminally). 
2. Sending the squatter an eviction notice, providing the appropriate number of days to move out dictated by your state’s laws 
3. Filing an eviction action in court 
4. Attending a hearing to present evidence of the squatter’s unlawful occupation 
5. Receiving an eviction order from the judge 
6. Taking this order to the sheriff’s office, who will remove the squatter. 

Note: Only a sheriff can physically remove a squatter from your property. At no point should you attempt to physically force the squatter to leave. Threatening or harassing squatters is also not allowed. 

Can You Turn Off Utilities on a Squatter? 

Upon noticing a squatter, many landlords panic and try to think of the fastest way possible to remove them. If you’re in this boat, you may immediately wonder, “Can you turn off utilities on a squatter?” 

In almost all states, the answer to this question is strongly “no.” Turning off utilities like water or heat would fall into the category of “self-help” evictions, which are illegal. The only way to remove a squatter, in most states and situations, is through the legal eviction process. 

There is one exception to the rule above. In 2014, Michigan passed a law that legalized peaceable self-help evictions for removing squatters only. This means you could reasonably try to get your Michigan squatter to leave by making the property unlivable—changing the locks or turning off the gas, heat, water, etc., before you resort to the legal route and file for eviction in court. However, this special law only applies to squatters (self-help evictions are still outlawed for tenants in Michigan), and no matter what, it’s still illegal to try to physically remove the squatter yourself.   

Conclusion 

If you find squatter’s rights utterly confusing, that’s understandable. The procedures and policies for squatter’s rights can be complex, unintuitive, and dated. However, if you know the five simple criteria for squatter’s rights, you have a strong enough understanding to realize how important it is that you keep up with your properties and avoid legal entanglements with squatters altogether. Squatters also underscore the importance of getting title insurance and performing a thorough title search before buying a property in case any previous quiet title complaints, property boundary disputes, or other title disputes could interfere with your ownership claim to your property.

Squatter FAQs

Do squatters really have rights?

Yes, but only under strict legal conditions. Squatters can gain rights through adverse possession laws if they live on a property openly and continuously for a set number of years—usually between 10 and 20— and often while meeting other criteria like paying property taxes for many years.

In practice, this only happens when properties have been severely neglected by their owners for many years. A squatter that has just moved into your property likely does not have any rights to the property or occupation of it.

How long does a squatter have to live on a property to claim ownership?

It depends on the state—anywhere from 5 to 30 years. Some states reduce the required time if the squatter pays property taxes, holds color of title, or cultivates the land.

What’s the difference between a squatter and a trespasser?

A trespasser is someone who is unlawfully on a property for a short time. A squatter lives on the property long-term, often openly and exclusively. Squatters may require a formal eviction process and must be removed by the sheriff’s office, while trespassers can usually be removed by police.

Can a squatter gain legal ownership of my property?

Technically, yes—if they meet all adverse possession requirements in their state, document their occupation and other requirements (like property tax payments), and win a court ruling. This usually requires open, exclusive, and continuous occupation, and in some states, paying taxes or holding color of title.

Many landlords are worried about squatters making a claim and legally taking their property, but due to the strict requirements this happens very rarely in practice.

How do I remove a squatter from my property?

You must follow your state’s legal eviction process. This includes sending an eviction notice, filing a court case, attending a hearing, and having a sheriff enforce the removal. Self-help evictions are illegal in most states.

Can I turn off utilities to force a squatter out?

In almost all states, no—this is considered a “self-help” eviction and is illegal. One exception is Michigan, where landlords may turn off utilities or change locks to remove squatters—but only squatters, not tenants.

What is color of title in a squatter’s claim?

Color of title is an apparent claim to ownership of a property that may have some defect (e.g., such as, lacking the proper documentation). In many states, having color of title can strengthen an adverse possession claim and even shorten the time required to gain legal ownership.

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