In Maryland, a squatter must openly and continuously occupy a property for 20 years to potentially claim adverse possession. The statutory citation is Md. Code Ann., Real Prop. § 14-109.
Key Rules at a Glance
| Rule | Detail |
|---|---|
| Adverse Possession Period | 20 years |
| Required Elements | Actual, Open, Notorious, Exclusive, Hostile, Continuous |
| Notice to Vacate | Written notice to quit; specific periods vary by reason for eviction and county. |
| Eviction Process | File a complaint for breach of lease or wrongful detainer in District Court. Maryland has a multi-step process; hearings within 5–10 days for many case types. |
| Key Statute | Md. Code Ann., Real Prop. § 14-109 |
| Last Updated | 2025-01 |
Possession Requirements in Maryland
Maryland requires actual, open, notorious, exclusive, hostile, and continuous possession for 20 years. No tax payment requirement.
The five elements of adverse possession must all be satisfied simultaneously throughout the statutory period. If an owner gives the occupant written permission to use the property at any point, the "hostile" element is defeated — resetting the clock entirely.
Key Facts for Maryland
- 20 years of continuous adverse possession required
- Maryland has no shortened period for color of title
- Baltimore City has additional eviction procedures and protections
- Adverse possession claimants must file a quiet title action in Circuit Court
- Courts require strict proof of each element of adverse possession
How to Remove a Squatter in Maryland
Property owners in Maryland should act quickly when an unauthorized occupant is discovered. The process depends on whether the person ever had permission to be on the property:
Trespassers (no permission ever given): Contact local law enforcement. If the person has no claim of right, police can remove them. Document the situation thoroughly.
Holdover tenants (had permission, now overstaying): Written notice to quit; specific periods vary by reason for eviction and county. After serving notice, if the occupant does not vacate: File a complaint for breach of lease or wrongful detainer in District Court. Maryland has a multi-step process; hearings within 5–10 days for many case types.
Adverse possession claimants: If the occupant asserts a legal claim to the property and has been present for a significant period, consult a real estate attorney immediately. Do not attempt self-help eviction, as this may expose you to liability.
Dealing with a Squatter in Maryland?
Every situation is different. A licensed real estate attorney in Maryland can advise on notice requirements, the eviction process, and adverse possession defenses.
Frequently Asked Questions — Maryland
How long do squatters have rights in Maryland?
Maryland requires 20 years of continuous, open, notorious, exclusive, and hostile possession. There is no shortened period for color of title. After 20 years, the claimant must file a quiet title action in Circuit Court.