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Finding someone living in your property without permission is stressful, but the law is more on your side than most landlords think. A squatter can’t take your property after a few weeks. They need to live there openly and without a break for 5 to 30 years, depending on the state. And since 2024, 26 states have passed laws that make removing squatters faster or make clear they aren’t tenants.
Quick answers:
- Can a squatter claim my property after 30 days? No. There’s no nationwide 30-day rule that gives a squatter ownership. The myth mixes up adverse possession with occupancy and eviction rules, which decide how someone is removed, not who owns the property.
- How long does it take? Between 5 years (California, Montana, Nevada) and 30 years (Louisiana, New Jersey). Some states cut the time if the squatter holds color of title or pays the property taxes. Some don’t let a squatter who knows the property isn’t theirs claim it at all.
- Can the police remove them? In some states, yes, if the occupant meets the state’s definition of an unauthorized occupant or trespasser. Other states require a court order first, sometimes through a faster process.
- What should I do first? Act promptly. Where an occupant could eventually meet your state’s tests, the time they spend in the property may count toward the required period.
Squatter, trespasser or tenant?
Who is in your property decides what you can do next, so work this out first.
If someone shows a lease, treat them as a possible tenant until you’ve checked it. Several new laws make it a crime to fake a lease or to rent out a property you don’t own.
What a squatter has to prove to claim your property
The legal process is called adverse possession. To win, a squatter must go to court and prove all five of these for the whole period their state sets:
- Without permission: they’re there without your OK. A tenant or a guest you invited doesn’t count. Lawyers call this "hostile", but it doesn’t mean violent.
- Actually living there: they use the property as an owner would, for example by living in it, maintaining it or making repairs.
- Openly: their presence is obvious to you and your neighbors. Someone hiding in the basement doesn’t qualify.
- Alone: they don’t share possession with you or anyone else.
- Without a break: they stay for the full period with no meaningful gaps.
Some states add more tests. The squatter may also need to pay the property taxes, or hold a title document: paperwork that looks like it makes them the owner but may be legally faulty. Lawyers call this "color of title". The exact document, recording and good-faith rules differ by state, and the table below shows where each applies. A few states, such as Colorado, New Mexico and Oregon, also require an honest belief of ownership.
How to remove a squatter
Start by confirming who is in the property, using the squatter, trespasser or tenant table above. The right removal process then depends on your state. Since 2024, 26 states have passed new squatter laws, and they fall into four types. Every other state uses its standard court eviction process.
Route 1 below covers the first row. Route 2 covers the rest.
Route 1: sworn complaint to police or sheriff
- Confirm they’re squatters, not tenants. Ask whether they have a lease, and check any document they show you. These laws usually exclude current and former tenants.
- File a sworn statement with the local sheriff or police, stating that you own the property and never gave the occupants permission to live there. Your state’s law says exactly what it must contain, and many offices have a form.
- The officer reviews it and serves a notice to leave. The deadline, and whether the occupant can ask for a hearing, vary by state.
- The officer removes them if they don’t leave or can’t show a valid right to be there.
- Secure the property once they’ve gone: change the locks and record the date and condition.
Only file if you’re sure of the facts. Most of these laws penalize a false statement.
Route 2: court order (all other states)
This covers fast-track court states and standard court eviction states. In the trespass and not-a-tenant states, call the police first; if they won’t act, use this route.
- Call the police and ask for a report number. They may remove someone who has just broken in, and the report helps any court case.
- Serve written notice to leave if your state requires it. Your state sets the form and deadline, and fast-track states set shorter ones.
- File for possession in your local court. Depending on the state and the facts, this may be an eviction, unlawful detainer, forcible entry and detainer, or ejectment action. An attorney can tell you which fits.
- Attend the hearing. If you win, the court issues an order, often called a writ, giving you back possession.
- The sheriff enforces the order.
- Deal with belongings as your state requires. Some states make you store items left behind for a set time.
What not to do
Don’t try to force an occupant out yourself while their legal status is disputed. Changing the locks, shutting off utilities, using force or disposing of their belongings can expose you to civil or criminal liability if the removal turns out to be unlawful. Use the procedure your state provides.
Squatters’ rights in all 50 states
The time a squatter needs ranges from 5 years (California, Montana, Nevada) to 30 years (Louisiana, New Jersey). Find your state to see how long a squatter needs, whether they must pay your taxes, and what new help your state offers. Click your state for its full landlord-tenant guide.
How to read this table
- Years before a squatter can claim ownership: how long they must live in your property, openly and without a break, before they can go to court to try to take it. Some states allow a shorter time if the squatter has a title document: paperwork that looks like it makes them the owner, such as a faulty deed.
- Property taxes: whether the squatter must also pay the taxes on your property during that time.
- How to remove squatters: the process your state uses. The steps are in How to remove a squatter, above.
The exact rules for title documents differ by state. The state notes below spell out the ones with extra conditions.
New squatter laws since 2024
26 states changed their squatter rules between 2024 and 2026. The type column matches the four types above. Newest first. Dates marked * are inferred from the state’s default effective date.
Florida extended its law to commercial property in 2025 (SB 322).
Squatters’ rights in your state
Jump to your state below. Each section stands on its own, so you don’t need to read the rest of this guide first.
Alabama squatters’ rights
- How long before a squatter can claim ownership: in Alabama, a squatter must live in your property openly and without a break for 20 years before they can go to court to claim it. That drops to 10 years if they have a recorded title document (paperwork that looks like it makes them the owner), if the property has been listed for tax in their name for 10 years, or if they inherited it (Ala. Code § 6-5-200).
- Do they have to pay your property taxes? Only if they’re relying on the 10-year tax-listing route.
- How to remove squatters: since June 2024, you can give the sheriff a sworn affidavit and post a notice at the property. The sheriff then removes the occupants.
Alaska squatters’ rights
- How long before a squatter can claim ownership: in Alaska, a squatter who knows the property isn’t theirs can’t claim it at all. Someone with a title document (paperwork that looks like it makes them the owner) can claim after 7 years. A neighbor who honestly mistook the boundary line can claim after 10 years (AS 09.45.052).
- Do they have to pay your property taxes? No.
- How to remove squatters: Alaska hasn’t passed a new squatter law, so you use the standard court eviction process.
Arizona squatters’ rights
- How long before a squatter can claim ownership: in Arizona, a squatter must live in your property openly and without a break for 10 years (A.R.S. § 12-526). That drops to 3 years if they have a title document (paperwork that looks like it makes them the owner), or 5 years if they have a recorded deed and pay the property taxes (§ 12-523, § 12-525).
- Do they have to pay your property taxes? Only for the 5-year route.
- How to remove squatters: since 2026, after you give a written demand to leave, you can use a fast-track court case. The court issues the removal order as soon as it rules.
Arkansas squatters’ rights
- How long before a squatter can claim ownership: in Arkansas, a squatter must live in your property openly and without a break for 7 years. They must also hold a title document (paperwork that looks like it makes them the owner) the whole time (Ark. Code § 18-11-106).
- Do they have to pay your property taxes? Yes, for all 7 years.
- How to remove squatters: since 2025, unlawful squatting is a crime in Arkansas, so you can report it to the police. If they won’t act, use the court eviction process.
California squatters’ rights
- How long before a squatter can claim ownership: in California, a squatter must live in your property openly and without a break for 5 years, one of the shortest periods in the US (Cal. Civ. Proc. Code § 325).
- Do they have to pay your property taxes? Yes. They must pay all property taxes on your property for the full 5 years, which makes a successful claim rare.
- How to remove squatters: California hasn’t passed a new squatter law, so you file an eviction case in court (called an unlawful detainer).
Colorado squatters’ rights
- How long before a squatter can claim ownership: in Colorado, a squatter must live in your property openly and without a break for 18 years (C.R.S. § 38-41-101). That drops to 7 years if they have a title document (paperwork that looks like it makes them the owner) and pay the property taxes. They must also show they honestly and reasonably believed they owned the property, so someone who knowingly moved in will struggle to claim it.
- Do they have to pay your property taxes? Only for the 7-year route.
- How to remove squatters: Colorado hasn’t passed a new squatter law, so you use the standard court eviction process.
Connecticut squatters’ rights
- How long before a squatter can claim ownership: in Connecticut, a squatter must live in your property openly and without a break for 15 years (Conn. Gen. Stat. § 52-575).
- Do they have to pay your property taxes? No.
- How to remove squatters: Connecticut hasn’t passed a new squatter law, so you use the standard court eviction process.
Delaware squatters’ rights
- How long before a squatter can claim ownership: in Delaware, a squatter must live in your property openly and without a break for 20 years (10 Del. C. § 7901).
- Do they have to pay your property taxes? No.
- How to remove squatters: Delaware hasn’t passed a new squatter law, so you use the standard court eviction process.
Florida squatters’ rights
- How long before a squatter can claim ownership: in Florida, a squatter must live in your property openly and without a break for 7 years (Fla. Stat. § 95.18).
- Do they have to pay your property taxes? Yes, unless they have a title document. Without one, they must also file a claim with the county property appraiser and pay the taxes every year.
- How to remove squatters: since July 2024, you can file a verified complaint with the county sheriff, who can remove the occupants without a court case (Fla. Stat. § 82.036).
Georgia squatters’ rights
- How long before a squatter can claim ownership: in Georgia, a squatter must live in your property openly and without a break for 20 years. That drops to 7 years if they hold a title document in good faith (O.C.G.A. § 44-5-163).
- Do they have to pay your property taxes? No.
- How to remove squatters: since April 2024, you can file a sworn affidavit that the occupant is there unlawfully. The occupant then has 3 business days to show a valid lease, or they can be arrested.
Hawaii squatters’ rights
- How long before a squatter can claim ownership: in Hawaii, a squatter must live in your property openly and without a break for 20 years (HRS § 657-31).
- Do they have to pay your property taxes? No.
- How to remove squatters: Hawaii hasn’t passed a new squatter law, so you use the standard court eviction process.
Idaho squatters’ rights
- How long before a squatter can claim ownership: in Idaho, a squatter must live in your property openly and without a break for 20 years (Idaho Code § 5-210).
- Do they have to pay your property taxes? Yes, for the full 20 years.
- How to remove squatters: since July 2025, you can file a verified complaint with the county sheriff, who can remove the occupants (HB 321).
Illinois squatters’ rights
- How long before a squatter can claim ownership: in Illinois, a squatter must live in your property openly and without a break for 20 years (735 ILCS 5/13-101). That drops to 7 years if they have a title document, pay the property taxes, or both.
- Do they have to pay your property taxes? Only for the 7-year routes.
- How to remove squatters: since January 2026, Illinois law makes clear that police can treat squatters as criminal trespassers. If police won’t act, use the court eviction process.
Indiana squatters’ rights
- How long before a squatter can claim ownership: in Indiana, a squatter must live in your property openly and without a break for 10 years (Ind. Code § 34-11-2-11).
- Do they have to pay your property taxes? Yes, for the full 10 years (Ind. Code § 32-21-7-1).
- How to remove squatters: since July 2025, you can file an affidavit with the police, who can remove the occupants within 48 hours.
Iowa squatters’ rights
- How long before a squatter can claim ownership: in Iowa, a squatter must live in your property openly and without a break for 10 years (Iowa Code § 614.1(5)). Some sites wrongly say 5.
- Do they have to pay your property taxes? No.
- How to remove squatters: Iowa hasn’t passed a new squatter law, so you use the standard court eviction process.
Kansas squatters’ rights
- How long before a squatter can claim ownership: in Kansas, a squatter must live in your property openly and without a break for 15 years (K.S.A. § 60-503).
- Do they have to pay your property taxes? No.
- How to remove squatters: since 2026, you can file a notarized affidavit. The occupant gets 24 hours, then a notice to vacate (HB 2378).
Kentucky squatters’ rights
- How long before a squatter can claim ownership: in Kentucky, a squatter must live in your property openly and without a break for 15 years, and needs no paperwork to do it (KRS 413.010). That drops to 7 years if they live there and hold a title that traces back on public record to the state (KRS 413.060). No judge has to confirm the title.
- Do they have to pay your property taxes? No. They do have to show clear boundaries for the land they’re claiming, such as a fence.
- How to remove squatters: since 2025, you can ask the police to remove an unlawful occupant.
Louisiana squatters’ rights
- How long before a squatter can claim ownership: in Louisiana, a squatter must live in your property openly and without a break for 30 years. That drops to 10 years if they have a title document and honestly believe they own the property (La. Civil Code art. 3473, art. 3486). Louisiana calls this acquisitive prescription.
- Do they have to pay your property taxes? No.
- How to remove squatters: since August 2024, squatting is criminal trespass, and you can get a restraining order on a sworn statement. If police won’t act, use the court eviction process.
Maine squatters’ rights
- How long before a squatter can claim ownership: in Maine, a squatter must live in your property openly and without a break for 20 years (14 M.R.S. § 801).
- Do they have to pay your property taxes? No.
- How to remove squatters: Maine hasn’t passed a new squatter law, so you use the standard court eviction process.
Maryland squatters’ rights
- How long before a squatter can claim ownership: in Maryland, a squatter must live in your property openly and without a break for 20 years (Md. Code, Cts. & Jud. Proc. § 5-103).
- Do they have to pay your property taxes? No.
- How to remove squatters: Maryland hasn’t passed a fast-removal law, so you use the standard court eviction process. From October 2026, faking a lease is a crime.
Massachusetts squatters’ rights
- How long before a squatter can claim ownership: in Massachusetts, a squatter must live in your property openly and without a break for 20 years (M.G.L. c. 260, § 21).
- Do they have to pay your property taxes? No.
- How to remove squatters: Massachusetts hasn’t passed a new squatter law, so you use the standard court eviction process.
Michigan squatters’ rights
- How long before a squatter can claim ownership: in Michigan, a squatter must live in your property openly and without a break for 15 years (MCL 600.5801). It’s 10 years if they hold a tax deed, or 5 years if they hold a deed from a court or foreclosure sale.
- Do they have to pay your property taxes? No.
- How to remove squatters: Michigan hasn’t passed a new squatter law, so you use the standard court eviction process.
Minnesota squatters’ rights
- How long before a squatter can claim ownership: in Minnesota, a squatter must live in your property openly and without a break for 15 years (Minn. Stat. § 541.02). Land registered under Minnesota’s Torrens system can’t be claimed at all.
- Do they have to pay your property taxes? If the land is taxed as a separate parcel, yes, for at least 5 years in a row during the 15. Not for all 15.
- How to remove squatters: Minnesota hasn’t passed a new squatter law, so you use the standard court eviction process.
Mississippi squatters’ rights
- How long before a squatter can claim ownership: Mississippi law sets 10 years of open, unbroken possession (Miss. Code § 15-1-13). But a 2025 law (HB 1200) says a squatter who trespasses doesn’t build up any rights to the property, so a true squatter may never qualify.
- Do they have to pay your property taxes? No.
- How to remove squatters: since July 2025, you can file a sworn affidavit with police. They issue a citation within 24 hours, and the occupant can ask for a quick court hearing.
Missouri squatters’ rights
- How long before a squatter can claim ownership: in Missouri, a squatter must live in your property openly and without a break for 10 years (RSMo § 516.010).
- Do they have to pay your property taxes? No.
- How to remove squatters: since August 2024, you can ask a court for an emergency order, with a hearing within 48 hours (RSMo § 534.602).
Montana squatters’ rights
- How long before a squatter can claim ownership: in Montana, a squatter must live in your property openly and without a break for 5 years, one of the shortest periods in the US (MCA § 70-19-411).
- Do they have to pay your property taxes? Yes, for the full 5 years.
- How to remove squatters: since 2025, police can remove squatters at the owner’s request, and unlawful squatting is a misdemeanor.
Nebraska squatters’ rights
- How long before a squatter can claim ownership: in Nebraska, a squatter must live in your property openly and without a break for 10 years (Neb. Rev. Stat. § 25-202).
- Do they have to pay your property taxes? No, and they don’t need to make improvements either, though both can help their case.
- How to remove squatters: Nebraska hasn’t passed a new squatter law, so you use the standard court eviction process.
Nevada squatters’ rights
- How long before a squatter can claim ownership: in Nevada, a squatter must live in your property openly and without a break for 5 years (NRS 11.070, 11.080, 11.150). Some sites wrongly say 15.
- Do they have to pay your property taxes? Yes, all of them, for the full 5 years.
- How to remove squatters: Nevada hasn’t passed a new squatter law, so you use the standard court eviction process. Unlawfully occupying a property is already a crime in Nevada.
New Hampshire squatters’ rights
- How long before a squatter can claim ownership: in New Hampshire, a squatter must live in your property openly and without a break for 20 years (RSA 508:2).
- Do they have to pay your property taxes? No.
- How to remove squatters: since January 2025, you can get a court hearing within about 48 hours, and police then remove the occupants.
New Jersey squatters’ rights
- How long before a squatter can claim ownership: in New Jersey, a squatter must live in your property openly and without a break for 30 years, the longest in the US. For woodland or uncultivated land it’s 60 years (N.J.S.A. 2A:14-30).
- Do they have to pay your property taxes? No.
- How to remove squatters: New Jersey hasn’t passed a new squatter law, so you use the standard court eviction process.
New Mexico squatters’ rights
- How long before a squatter can claim ownership: in New Mexico, a squatter must live in your property openly and without a break for 10 years. They must also hold a title document in good faith, so someone who simply moved in can’t claim it (NMSA § 37-1-22).
- Do they have to pay your property taxes? Yes.
- How to remove squatters: New Mexico hasn’t passed a new squatter law, so you use the standard court eviction process.
New York squatters’ rights
- How long before a squatter can claim ownership: in New York, a squatter must live in your property openly and without a break for 10 years (CPLR 212(a)).
- Do they have to pay your property taxes? No.
- How to remove squatters: since April 2024, New York law says a squatter isn’t a tenant (RPAPL § 711). That means the 30-day tenant protections don’t apply, so you can involve the police or go to court without tenant notice rules.
North Carolina squatters’ rights
- How long before a squatter can claim ownership: in North Carolina, a squatter must live in your property openly and without a break for 20 years. That drops to 7 years if they have a title document, meaning paperwork that looks like it makes them the owner (N.C.G.S. §§ 1-38, 1-40).
- Do they have to pay your property taxes? No.
- How to remove squatters: since December 2025, police can remove squatters once you have a court order, and staying is criminal trespass (S.L. 2025-88).
North Dakota squatters’ rights
- How long before a squatter can claim ownership: in North Dakota, a squatter must live in your property openly and without a break for 20 years (N.D.C.C. ch. 28-01). That drops to 10 years if they have a title document and pay all the property taxes (N.D.C.C. § 47-06-03).
- Do they have to pay your property taxes? Only for the 10-year route.
- How to remove squatters: since 2025, unlawfully occupying a home is criminal trespass, so you can report it to the police. If they won’t act, use the court eviction process.
Ohio squatters’ rights
- How long before a squatter can claim ownership: in Ohio, a squatter must live in your property openly and without a break for 21 years (Ohio Rev. Code § 2305.04).
- Do they have to pay your property taxes? No.
- How to remove squatters: Ohio hasn’t passed a new squatter law, so you use the standard court eviction process (called forcible entry and detainer).
Oklahoma squatters’ rights
- How long before a squatter can claim ownership: in Oklahoma, a squatter must live in your property openly and without a break for 15 years (12 O.S. § 93(4)).
- Do they have to pay your property taxes? No. A separate 5-year rule in the same law applies to land sold for unpaid taxes, not to squatters.
- How to remove squatters: since June 2024, you can file a sworn complaint with the county sheriff, who removes the occupants (21 O.S. § 1354).
Oregon squatters’ rights
- How long before a squatter can claim ownership: in Oregon, a squatter must live in your property openly and without a break for 10 years. They must also prove, with clear evidence, that they honestly and reasonably believed they owned it, so someone who knowingly moved in can’t claim it (ORS 105.620).
- Do they have to pay your property taxes? No.
- How to remove squatters: since January 2026, you can give 24 hours’ written notice and then use a fast-track eviction case in circuit court.
Pennsylvania squatters’ rights
- How long before a squatter can claim ownership: in Pennsylvania, a squatter must live in your property openly and without a break for 21 years (42 Pa.C.S. § 5530). For a lot of half an acre or less with a single-family home, on a recorded plan, it’s 10 years (42 Pa.C.S. § 5527.1).
- Do they have to pay your property taxes? No, and they don’t need to believe they own the property.
- How to remove squatters: since 2024 (Act 88), squatters aren’t treated as tenants, so tenant notice rules don’t protect them. Speak to local police or an attorney about removal. A tenant who stops paying rent is still a tenant, not a squatter, so you evict them as a tenant.
Rhode Island squatters’ rights
- How long before a squatter can claim ownership: in Rhode Island, a squatter must live in your property openly and without a break for 10 years (R.I. Gen. Laws § 34-7-1).
- Do they have to pay your property taxes? No.
- How to remove squatters: Rhode Island hasn’t passed a new squatter law, so you use the standard court eviction process.
South Carolina squatters’ rights
- How long before a squatter can claim ownership: in South Carolina, a squatter must live in your property openly and without a break for 10 years (S.C. Code § 15-67-210).
- Do they have to pay your property taxes? No.
- How to remove squatters: since June 2026, you can file a verified petition with the court. It can order removal the same day, with a hearing within 24 hours (H.3387).
South Dakota squatters’ rights
- How long before a squatter can claim ownership: in South Dakota, a squatter must live in your property openly and without a break for 20 years. That drops to 10 years if they hold a title document in good faith and pay all the property taxes (SDCL ch. 15-3).
- Do they have to pay your property taxes? Only for the 10-year route.
- How to remove squatters: South Dakota hasn’t passed a new squatter law, so you use the standard court eviction process.
Tennessee squatters’ rights
- How long before a squatter can claim ownership: in Tennessee, a squatter must live in your property openly and without a break for 20 years. That drops to 7 years if they hold a title document recorded for the whole period (Tenn. Code § 28-2-101).
- Do they have to pay your property taxes? No.
- How to remove squatters: since July 2024, you can file a verified complaint with the sheriff, who serves a notice to vacate (Tenn. Code § 29-18-135).
Texas squatters’ rights
- How long before a squatter can claim ownership: in Texas, a squatter usually needs to live in your property openly and without a break for 10 years. Texas has shorter and longer limits too (Tex. Civ. Prac. & Rem. Code ch. 16):
- 3 years with a title document
- 5 years with a recorded deed, paid taxes and use of the property
- 25 years at most, whatever the owner’s circumstances
- Do they have to pay your property taxes? Only for the 5-year route.
- How to remove squatters: since September 2025, you can file a sworn complaint with the sheriff or constable, who serves a notice to vacate (Tex. Prop. Code ch. 24B). Since January 2026, court evictions are faster too.
Utah squatters’ rights
- How long before a squatter can claim ownership: in Utah, a squatter must live in your property openly and without a break for 7 years (Utah Code § 78B-2-214).
- Do they have to pay your property taxes? Yes, for the full 7 years. They don’t need a title document.
- How to remove squatters: since May 2025, you can file a verified complaint with law enforcement, who serve a notice to vacate (SB 55).
Vermont squatters’ rights
- How long before a squatter can claim ownership: in Vermont, a squatter must live in your property openly and without a break for 15 years (12 V.S.A. § 501).
- Do they have to pay your property taxes? No.
- How to remove squatters: Vermont hasn’t passed a new squatter law, so you use the standard court eviction process.
Virginia squatters’ rights
- How long before a squatter can claim ownership: in Virginia, a squatter must live in your property openly and without a break for 15 years (Va. Code § 8.01-236).
- Do they have to pay your property taxes? No.
- How to remove squatters: Virginia hasn’t passed a new squatter law, so you use the standard court eviction process.
Washington squatters’ rights
- How long before a squatter can claim ownership: in Washington, a squatter must live in your property openly and without a break for 10 years (RCW 4.16.020). That drops to 7 years if they hold a title document in good faith and pay the property taxes (RCW 7.28.070).
- Do they have to pay your property taxes? Only for the 7-year route.
- How to remove squatters: since 2016, you can give police a sworn declaration asking them to remove people living in your property without permission.
West Virginia squatters’ rights
- How long before a squatter can claim ownership: in West Virginia, a squatter must live in your property openly and without a break for 10 years (W. Va. Code § 55-2-1).
- Do they have to pay your property taxes? No.
- How to remove squatters: since 2025, you can file a verified complaint with law enforcement, who serve a notice to vacate (Stop Squatters Act).
Wisconsin squatters’ rights
- How long before a squatter can claim ownership: in Wisconsin, a squatter must live in your property openly and without a break for 20 years (Wis. Stat. § 893.25). That drops to 10 years with a recorded title document, or 7 years with a recorded title and paid taxes.
- Do they have to pay your property taxes? Only for the 7-year route.
- How to remove squatters: Wisconsin hasn’t passed a new squatter law, so you use the standard court eviction process.
Wyoming squatters’ rights
- How long before a squatter can claim ownership: in Wyoming, a squatter must live in your property openly and without a break for 10 years (Wyo. Stat. § 1-3-103).
- Do they have to pay your property taxes? No. You may see claims that an owner paying taxes interrupts the squatter’s time; that was a 2025 bill that didn’t pass.
- How to remove squatters: Wyoming hasn’t passed a new squatter law, so you use the standard court eviction process.
How to protect your property from squatters
The best defense is to show that the property is watched and that no one has lived there openly and without a break.
- Visit regularly, especially when it’s empty between tenants, and keep dated notes and photos of each visit.
- Make it look lived in. Use timed lights, keep up the yard, and have mail collected.
- Secure every entry point. Fit good locks, fix broken windows, and consider an alarm or cameras.
- Post "No Trespassing" signs. In some states they make it easier for police to act.
- Ask a neighbor to call you if they see anyone moving in.
- Screen tenants carefully, so a lease never becomes a dispute about who’s allowed to be there.
- Act promptly when you find someone. Where an occupant could eventually meet your state’s tests, their time in the property may count toward a claim, and newer removal laws only help if you use them.
Good records are your evidence. Landlord Studio lets you log inspections with dated photos, keep leases and tenant details in one place, and screen applicants before they move in. If someone ever claims they’ve lived in your property for years, that history helps show they haven’t.
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FAQs
Is there a 30-day squatters’ rights rule?
No. There’s no nationwide 30-day rule that gives a squatter ownership rights. The myth mixes up adverse possession with state and local occupancy and eviction rules, which cover how someone is removed, not who owns the property. For example, New York once treated some long-stay hotel and rooming-house occupants as tenants after 30 days. Since 2024 its law says a squatter isn’t a tenant, and Pennsylvania made the same change with Act 88.
Can I change the locks or shut off the utilities?
Not while their legal status is disputed. Changing the locks, shutting off utilities or removing their belongings can expose you to civil or criminal liability if the removal turns out to be unlawful. Use your state’s process, then change the locks once they’ve gone.
Can a squatter take my property just by paying the taxes?
No. Paying taxes is only one of the tests, and only in some states. The squatter still has to live there openly, alone and without a break for the full period, and then win in court.
Is a tenant who stops paying rent a squatter?
No. They’re still a tenant, and you need to follow your state’s normal eviction process. A squatter is someone who never had permission to live there.
Do squatters’ rights apply to vacant land?
Yes, adverse possession can apply to land as well as homes. The same tests apply, though living there openly looks different on land, for example farming it or fencing it.