Adverse Possession Reference

Squatters Rights by State — 2025 Guide

Adverse possession periods, notice requirements, and eviction procedures — organized by state, sourced from primary statutes.

3 yrsShortest (AZ w/ color of title)
30 yrsLongest (New Jersey)
25States Covered
5Elements Required in All States

Select Your State

AZArizona10 yrs adverse possession
3 yrs w/ color of titleCACalifornia5 yrs adverse possessionCOColorado18 yrs adverse possession
7 yrs w/ color of titleFLFlorida7 yrs adverse possessionGAGeorgia20 yrs adverse possession
7 yrs w/ color of titleILIllinois20 yrs adverse possession
7 yrs w/ color of titleINIndiana10 yrs adverse possessionMDMaryland20 yrs adverse possessionMIMichigan15 yrs adverse possessionMNMinnesota15 yrs adverse possessionMOMissouri10 yrs adverse possessionNVNevada15 yrs adverse possession
5 yrs w/ color of titleNJNew Jersey30 yrs adverse possessionNYNew York10 yrs adverse possessionNCNorth Carolina20 yrs adverse possession
7 yrs w/ color of titleOHOhio21 yrs adverse possessionOROregon10 yrs adverse possessionPAPennsylvania21 yrs adverse possessionSCSouth Carolina10 yrs adverse possessionTNTennessee20 yrs adverse possession
7 yrs w/ color of titleTXTexas10 yrs adverse possession
3 yrs w/ color of titleUTUtah7 yrs adverse possessionVAVirginia15 yrs adverse possessionWAWashington10 yrs adverse possessionWIWisconsin20 yrs adverse possession
10 yrs w/ color of title

Adverse Possession Period Comparison

StateStandard PeriodWith Color of TitleTax Payment Required?
Arizona10 years3 yearsNo / Optional
California5 years—Yes
Colorado18 years7 yearsNo / Optional
Florida7 years—Yes
Georgia20 years7 yearsNo / Optional
Illinois20 years7 yearsNo / Optional
Indiana10 years—No / Optional
Maryland20 years—No / Optional
Michigan15 years—No / Optional
Minnesota15 years—No / Optional
Missouri10 years—No / Optional
Nevada15 years5 yearsNo / Optional
New Jersey30 years—No / Optional
New York10 years—No / Optional
North Carolina20 years7 yearsNo / Optional
Ohio21 years—No / Optional
Oregon10 years—No / Optional
Pennsylvania21 years—No / Optional
South Carolina10 years—No / Optional
Tennessee20 years7 yearsNo / Optional
Texas10 years3 yearsNo / Optional
Utah7 years—No / Optional
Virginia15 years—No / Optional
Washington10 years—No / Optional
Wisconsin20 years10 yearsNo / Optional

Frequently Asked Questions

What are squatters rights?

Squatters rights — formally known as adverse possession — allow a person who occupies another owner's land openly, continuously, and without permission to eventually claim legal ownership after a statutory period. The period varies by state from 3 years (Arizona with color of title) to 30 years (New Jersey).

How long do squatters have rights in the US?

The adverse possession period varies dramatically by state. The shortest is 3 years in Arizona (with color of title and tax payment). The longest is 30 years in New Jersey. Most states fall in the 10–20 year range. See our state-by-state comparison above.

What elements are required for adverse possession?

Adverse possession requires five elements present simultaneously: (1) Actual possession — physical use of the property; (2) Open and notorious — visible to neighbors and the true owner; (3) Exclusive — not shared with the public or the owner; (4) Hostile — without the owner's permission; and (5) Continuous — uninterrupted for the statutory period.

Can you stop adverse possession by giving permission?

Yes. If you give the occupant written permission to use the property, the "hostile" element is defeated — resetting the statutory clock entirely. Property owners often give occupants a written license specifically to prevent adverse possession claims from accumulating. The permission should be in writing to create a clear paper trail.

What is color of title?

Color of title refers to a document that appears to convey title but is defective — for example, a deed with a flaw, a tax deed from a prior foreclosure, or an instrument that does not properly describe all of the property. Many states allow a shortened adverse possession period (often 3–7 years) for occupants who hold color of title, because it suggests a good-faith belief in their right to occupy.

Legal Disclaimer: This information is for educational purposes only and is not legal advice. State adverse possession laws change — over 15 states modified their statutes between 2023 and 2025. Always verify current law with official state statutes or a licensed real estate attorney in your jurisdiction.