In Washington, a squatter must openly and continuously occupy a property for 10 years to potentially claim adverse possession. The statutory citation is RCW § 7.28.050; RCW § 7.28.060.
Key Rules at a Glance
| Rule | Detail |
|---|---|
| Adverse Possession Period | 10 years |
| Required Elements | Actual, Open, Notorious, Exclusive, Hostile, Continuous |
| Notice to Vacate | 3-day notice to pay or vacate for nonpayment; 10-day notice for lease violations. |
| Eviction Process | File an unlawful detainer action in Superior Court. Washington State has robust tenant protections; the process can take 3–8 weeks in major cities. |
| Key Statute | RCW § 7.28.050; RCW § 7.28.060 |
| Last Updated | 2025-01 |
Possession Requirements in Washington
Washington requires actual, uninterrupted, open, notorious, exclusive, and hostile possession for 10 years.
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 Washington
- 10 years of continuous adverse possession required
- Washington courts require strict proof of each element
- Seattle and King County have additional just-cause eviction requirements
- The hostile element can be established by objective evidence of possession
- No shortened period for color of title under standard statute
How to Remove a Squatter in Washington
Property owners in Washington 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): 3-day notice to pay or vacate for nonpayment; 10-day notice for lease violations. After serving notice, if the occupant does not vacate: File an unlawful detainer action in Superior Court. Washington State has robust tenant protections; the process can take 3–8 weeks in major cities.
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 Washington?
Every situation is different. A licensed real estate attorney in Washington can advise on notice requirements, the eviction process, and adverse possession defenses.
Frequently Asked Questions — Washington
What are squatters rights in Washington State?
Washington State requires 10 years of continuous, open, notorious, exclusive, and hostile possession for adverse possession. Seattle has additional tenant protections that affect unauthorized occupant removal.