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Adverse Possession Laws in Nevada

In Nevada, adverse possession takes 5 years of continuous possession plus payment of all taxes on the land, and owners have fast procedures to remove unlawful or unauthorized occupants.

Last checked . General information, not legal advice.

Nevada at a glance

Standard period
5 years
With color of title
5 years (same period)
Possession under a written instrument or judgment is also 5 years (NRS 11.110).
Property taxes required
Yes
State, county and municipal taxes levied during the 5 years must be paid or payment tendered (NRS 11.150).
Squatter removal law
Yes, notice and court order process
NRS 40.414 lets an owner serve a notice to surrender and seek a summary removal order; NRS 40.412 lets owners change locks after occupants are arrested.

Sources

Last checked

The rules in Nevada

How many years of possession are required for adverse possession in Nevada?

Standard period in Nevada: 5 years.

Is the adverse possession period shorter with color of title in Nevada?

With color of title in Nevada: 5 years (same period). Possession under a written instrument or judgment is also 5 years (NRS 11.110).

Does the occupant have to pay property taxes to claim adverse possession in Nevada?

Yes. Property taxes required in Nevada: yes. State, county and municipal taxes levied during the 5 years must be paid or payment tendered (NRS 11.150).

Does Nevada have a special law for removing squatters?

Yes, notice and court order process. Squatter removal law in Nevada: yes, notice and court order process. NRS 40.414 lets an owner serve a notice to surrender and seek a summary removal order; NRS 40.412 lets owners change locks after occupants are arrested.

Where do the Nevada adverse possession laws come from?

The rules above come from NRS 11.080, NRS 11.110, NRS 11.150, NRS 40.412 and NRS 40.414. Each source is linked on this page. We last checked them in October 2026.

What this means in practice

Courts usually require possession that is actual, open, continuous, exclusive and hostile (without the owner's permission) for the full statutory period. The person claiming the land generally has to prove each element, and courts read these requirements strictly.

Owners can protect themselves by inspecting vacant or rural land regularly, keeping boundary lines marked, and responding quickly to fences, buildings or other uses that cross the line. Written permission, such as a simple license or lease, can make a neighbor's use permissive instead of hostile.

Adverse possession does not usually transfer title automatically. The occupant often needs a court judgment, such as in a quiet title action, before the new ownership can be recorded. Boundary disputes between neighbors are often settled with a survey and a recorded deed instead of a lawsuit.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.