{"id":163645,"date":"2023-12-22T14:49:55","date_gmt":"2023-12-22T21:49:55","guid":{"rendered":"https:\/\/www.biggerpockets.com\/blog\/?p=163645"},"modified":"2024-02-29T17:16:37","modified_gmt":"2024-03-01T00:16:37","slug":"what-is-adverse-possession","status":"publish","type":"post","link":"https:\/\/www.biggerpockets.com\/blog\/what-is-adverse-possession","title":{"rendered":"What Is Adverse Possession?"},"content":{"rendered":"\n\n      <iframe loading=\"lazy\" frameborder=\"0\" height=\"200\" scrolling=\"no\" src=\"https:\/\/playlist.megaphone.fm\/?e=BIGPOC6073476849\" width=\"100%\"><\/iframe>\r\n  \n\n\n\n\n<p>Adverse possession is a legal principle that automatically transfers property ownership from one person to another based on occupancy. It&#8217;s sometimes known as <a href=\"https:\/\/www.biggerpockets.com\/blog\/landlords-squatters-rights\" target=\"_blank\" rel=\"noreferrer noopener\">squatters rights<\/a>, but doesn&#8217;t give someone the right to illegally take up occupancy in a home or on land.<\/p>\n\n\n\n<p>It&#8217;s not commonly used for an entire property, like a home. Instead, it is most common between neighbors. For example, if a neighbor installs their fence a foot onto your property and uses it for their own use for many years, they can claim adverse possession of the land.<\/p>\n\n\n\n<p>This usually doesn&#8217;t come to light until the original landowner tries to sell the property and the land survey uncovers the discrepancy. At this point, legal ownership of the land must be determined.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The Legal Framework of Adverse Possession<\/h2>\n\n\n\n<p>The legal definition of adverse possession varies by state, but the following requirements are consistent throughout the United States:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Actual and continuous use:<\/strong> The person trying to stake a legal claim on the property must have a physical presence there for a set period. Some states may also require concrete proof of maintenance completed or taxes paid during possession.<\/li>\n\n\n\n<li><strong>Exclusive use:<\/strong> The person claiming adverse possession must have exclusive use of the property and not share it with anyone, including the original owners.<\/li>\n\n\n\n<li><strong>Hostile:<\/strong> This doesn\u2019t mean the person staking a claim has to be mean. It simply means they trespassed on the property without the explicit consent of the actual owner.<\/li>\n\n\n\n<li><strong>Open and notorious:<\/strong> Anyone looking at the property would be able to assume the trespasser owns the property. They can\u2019t hide the use or fact that they assume they own it.<\/li>\n<\/ul>\n\n\n\n<p>The most important factor in claiming adverse possession is the actual and continuous use of the property, and it is the hardest to satisfy.&nbsp;<\/p>\n\n\n\n<p>Each state differs in the length required. Some states require use as long as five to seven years, but it can go up to 20 years. Many states also require proof, such as a tax bill, to prove possession of the property.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Elements of Adverse Possession<\/h2>\n\n\n\n<p>The elements of adverse possession each play a role in who is legally awarded the property.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Hostile claim<\/h3>\n\n\n\n<p>A hostile claim looks like someone taking over a property without asking. For example, if a neighbor planted a garden on a part of your land, assuming it was theirs, and continued to care for the garden for 10 years, that&#8217;s a hostile (but nonviolent) claim.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Actual possession<\/h3>\n\n\n\n<p>The trespasser must prove the actual use of the property. For example, <a href=\"https:\/\/www.biggerpockets.com\/blog\/encroachment-real-estate\" target=\"_blank\" rel=\"noreferrer noopener\">installing a fence on a neighbor&#8217;s land<\/a> but then not maintaining or using that part of the land doesn&#8217;t count.&nbsp;<\/p>\n\n\n\n<p>There must be ample evidence of consistent use of the property, sometimes including tax bills or proof of manual labor to maintain it.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Open and notorious possession<\/h3>\n\n\n\n<p>The use of the property by the trespasser cannot be hidden. It must be used in plain sight and obvious even to strangers who own the land (even though they don\u2019t). The actual owner doesn\u2019t need to admit the land isn\u2019t used or occupied by him to be an adverse possession.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Exclusive and continuous possession<\/h3>\n\n\n\n<p>The person claiming adverse possession must continuously use the property for the entire duration of the state\u2019s statutes. Leaving the property or sharing use with the original owner negates the adverse possession.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The Process of Adverse Possession<\/h2>\n\n\n\n<p>To claim adverse possession, you must first understand the <a href=\"https:\/\/www.nolo.com\/legal-encyclopedia\/state-state-rules-adverse-possession.html\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">adverse possession laws in your state<\/a>. The years required to use the property vary from three to 20 years. You must also provide the necessary documents, such as a <a href=\"https:\/\/www.biggerpockets.com\/blog\/what-is-a-deed\" target=\"_blank\" rel=\"noreferrer noopener\">deed<\/a> or paid taxes.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Preventing Adverse Possession<\/h2>\n\n\n\n<p>Consider the following tips to prevent an adverse possession claim on your property:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Set clear boundaries:<\/strong> Make sure the land\u2019s boundaries are clearly marked using fencing or even no trespassing signs. If you don\u2019t live on the land yourself, be sure to visit it often. Letting land sit used by someone else without interfering could allow adverse possession to occur.<\/li>\n\n\n\n<li><strong>Create a written agreement:<\/strong> If you knowingly allow the use of the property, put the agreement in writing. This is especially important if it&#8217;s land you don&#8217;t live on. A written agreement can negate any adverse possession claims.<\/li>\n\n\n\n<li><strong>Address issues immediately:<\/strong> Don\u2019t let potential trespassing issues go undetected. By regularly visiting the property and addressing the issue with the trespasser or legal authorities, you reduce the risk of adverse possession occurring.<\/li>\n\n\n\n<li><strong>Have surveys completed before purchase:<\/strong> Before purchasing any investment properties, have a survey completed and thoroughly evaluated to ensure no one has squatted on the property over the years.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Adverse Possession and Real Estate Investing<\/h2>\n\n\n\n<p>Investors should understand adverse possession to avoid unauthorized use of the property and losing a part of what they thought they owned. While some trespassing may be obvious, especially in urban areas, it\u2019s less obvious and more detrimental in rural areas.<\/p>\n\n\n\n<p>If you know of any use of your property, such as a neighbor&#8217;s farm animals grazing on your land, create a written agreement showing that you allow the use of the land to avoid the risk of adverse possession due to neglect on your part.<\/p>\n\n\n\n<p>If you discover trespassing either before or while you own a property, try to work it out with your neighbor. A compromise may result in a change of the legal <a href=\"https:\/\/www.biggerpockets.com\/blog\/what-is-a-house-title\" target=\"_blank\" rel=\"noreferrer noopener\">title<\/a>, or the case could become a \u201cquiet title\u201d lawsuit, where the judge decides who owns the property.<\/p>\n\n\n\n<p>The laws protect landowners from adverse possession, but you must do your due diligence to prevent it.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Final Thoughts<\/h2>\n\n\n\n<p>Adverse possession can negatively affect an investment property, especially if you don&#8217;t visit it often. Losing a part of your property can be detrimental to its value and use, especially when you try to sell it. Understanding what adverse possession is and how to avoid it is important to protect your investments.<\/p>\n\n\n\n    \n  <div id=\"visibility-group-block_07d7f9f95088a793a2add32e24cd2704\" class=\"visibility-group alignwide  hidden\">\n        \n\n<div id=\"hero-block_13c0b8138978a17ca183425557f6e361\" class=\"first:mt-0 hero-block py-4  alignwide   has-background has-slate-200-background-color has-text-color has-theme-gold-color\">\n    <div\n        class=\"gap-10 lg:gap-20 flex flex-wrap lg:flex-nowrap max-w-screen-xl mx-auto px-4 relative lg:items-center \">\n\n        <div class=\"relative z-30 lg:w-1\/2 \">\n            <main class=\"py-4\">\n                \n\n<p class=\"has-slate-800-color has-text-color has-large-font-size\" style=\"font-style:normal;font-weight:800\">Find the Right Agent, Close the Best Deal<\/p>\n\n\n\n<p class=\"my-3 md:my-5 lg:my-8 has-slate-900-color has-text-color\" style=\"font-size:18px\">Step #1: Use Agent Finder to match with top <em><strong>investor-friendly<\/strong><\/em> real estate agents to help you find, analyze, and close your next deal.<\/p>\n\n\n\n<div id=button-custom-event-block_24cddce7bd8b37e2c3a086058f268f32 class='button-custom-event'>\n      <a href=\"https:\/\/www.biggerpockets.com\/agent\/match\" x-on:click=\"window.analytics.track(&#039;Blog Block | B2C Marketplace Agent Finder&#039;, {\n      referrer: &#039;https:\/\/www.biggerpockets.com\/blog\/what-is-adverse-possession&#039;,\n    });\" class=\" btn-shape inline-block no-underline has-background has-theme-blue-background-color has-text-color has-white-color\" target=\"_blank\">Find an Agent<\/a>\n  <\/div>\n\n            <\/main>\n        <\/div>\n\n                <div class=\"lg:w-1\/2 first:mt-0 relative h-full lg:flex lg:items-center\">\n            <img decoding=\"async\" class=\"object-cover w-full relative z-20 my-0  rounded-md hidden lg:block\" src=\"https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2021\/08\/Marketplace-Blog-Blocks-Agent-v3.png\" alt=\"investor friendly real estate agent\" title=\"\">\n        <\/div>\n            <\/div>\n<\/div>\n\n  <\/div>\n  \n\n\n<div class=\"wp-block-group\"><div class=\"wp-block-group__inner-container is-layout-constrained wp-block-group-is-layout-constrained\">\n    \n  <div id=\"visibility-group-block_64dd31c79f00f\" class=\"visibility-group  \">\n        \n\n<div style=\"height:10px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<div id=\"hero-block_64dd2875dba9d\" class=\"first:mt-0 hero-block py-4    has-background has-slate-100-background-color has-text-color has-theme-slate-color\">\n    <div\n        class=\" flex flex-wrap lg:flex-nowrap max-w-screen-xl mx-auto px-4 relative lg:items-center \">\n\n        <div class=\"relative z-30 w-full \">\n            <main class=\"py-4\">\n                \n\n<h3 class=\"wp-block-heading my-0 tracking-tight font-extrabold has-theme-slate-dark-color has-text-color has-large-font-size\">Join the community<\/h3>\n\n\n\n<p class=\"my-3 md:my-5 lg:my-8 has-theme-slate-color has-text-color\" style=\"font-size:16px;font-style:normal;font-weight:400\">Ready to succeed in real estate investing? Create a free BiggerPockets account to learn about investment strategies; ask questions and get answers from our community of +2 million members; connect with investor-friendly agents; and so much more. <\/p>\n\n\n\n<div id=button-custom-event-block_64dd2888dba9e class='button-custom-event'>\n      <a href=\"https:\/\/www.biggerpockets.com\/signup\" x-on:click=\"window.analytics.track(&#039;Blog Block | Acquisition | Free Membership Signup&#039;, {\n      referrer: &#039;https:\/\/www.biggerpockets.com\/blog\/what-is-adverse-possession&#039;,\n    });\" class=\" btn-shape inline-block no-underline has-background has-theme-blue-background-color has-text-color has-white-color\" target=\"_blank\">Sign Up<\/a>\n  <\/div>\n\n            <\/main>\n        <\/div>\n\n            <\/div>\n<\/div>\n\n\n<div style=\"height:10px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n  <\/div>\n  <\/div><\/div>\n","protected":false},"excerpt":{"rendered":"<p>Owning a property doesn&#8217;t mean you automatically have rights to it. If someone can claim they&#8217;ve squatted on the property for many years and you did nothing about it, they may take possession of it with adverse possession laws.<\/p>\n","protected":false},"author":613677,"featured_media":163646,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[5524,7119],"tags":[],"class_list":["post-163645","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investing-for-beginners","category-biggerpockets-daily"],"acf":[],"comment_count":0,"_links":{"self":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts\/163645","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/users\/613677"}],"replies":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/comments?post=163645"}],"version-history":[{"count":0,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts\/163645\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/media\/163646"}],"wp:attachment":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/media?parent=163645"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/categories?post=163645"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/tags?post=163645"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}