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Adverse Possession Laws in Tennessee

In Tennessee, an action to recover land must be brought within 7 years after the right accrues, and 7 years of adverse possession under a recorded deed or other assurance of title vests title.

Last checked . General information, not legal advice.

Tennessee at a glance

Standard period
7 years
Tenn. Code 28-2-103 bars the owner's suit after 7 years. Without a recorded muniment of title, possession extends only to land actually occupied.
With color of title
7 years (recorded title required)
Requires a recorded conveyance, devise, grant or other assurance of title purporting to convey a fee (Tenn. Code 28-2-101).
Property taxes required
No
28-2-101 and 28-2-103 do not require the possessor to pay taxes. Separately, an owner who fails to assess and pay taxes for over 20 years is barred (28-2-110).

Sources

Last checked

The rules in Tennessee

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

Standard period in Tennessee: 7 years. Tenn. Code 28-2-103 bars the owner's suit after 7 years. Without a recorded muniment of title, possession extends only to land actually occupied.

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

With color of title in Tennessee: 7 years (recorded title required). Requires a recorded conveyance, devise, grant or other assurance of title purporting to convey a fee (Tenn. Code 28-2-101).

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

No. Property taxes required in Tennessee: no. 28-2-101 and 28-2-103 do not require the possessor to pay taxes. Separately, an owner who fails to assess and pay taxes for over 20 years is barred (28-2-110).

Where do the Tennessee adverse possession laws come from?

The rules above come from Tenn. Code 28-2-101, Tenn. Code 28-2-103 and Tenn. Code 28-2-110. 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.